506 Hillcrest Rd · DeRidder, LA 70634

$110,000

3 bd · 1.0 ba · 1,511 sqft · SingleFamily public records · 277 Days on market

Built 1969 0.26 ac lot $73/sqft · 15% below area Est $126k · 13% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 1.5 bath home offering great potential as an investment property or a perfect starter home. The property features a spacious floor plan with comfortable living areas and a functional layout. The large backyard provides plenty of room for outdoor activities, gardening, or future expansion. With its solid structure and living space, this home is a wonderful opportunity to add personal touches and create lasting value.

Key facts

• Large backyard
• Spacious floor plan
• Functional layout

Tags

• LARGE BACKYARD
• SPACIOUS FLOOR PLAN
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.8% in DeRidder — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#43 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $110k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $126,024
• List price: $110,000
• Delta: -12.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Cain Ave	0.26mi	3/2.0	1,400 (-7%)	1mo	$129,900	$93	70
409 Hillcrest Rd	0.08mi	4/2.0 (+1)	1,624 (+8%)	14mo	$185,000	$114	64
904 Cook Dr	0.13mi	4/2.0 (+1)	1,300 (-14%)	4mo	$160,000	$123	58
1289 Miller St	0.69mi	3/2.0	1,530 (+1%)	10mo	$237,000	$155	54
406 Hillcrest Rd	0.08mi	3/2.0	1,302 (-14%)	20mo	$75,000	$58	52
310 Parkview Ave	0.23mi	4/2.5 (+1)	1,302 (-14%)	23mo	$128,000	$98	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $10,224
• Equity at exit: $16,401

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $44,936
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70634

• Home prices YoY: -30.6%
• Active inventory: 241
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $441

Break-even live

Break-even rent $856

Max offer price $110,000

Occupancy floor 64%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 277 DOM
2. 2026-06-18
   days on market $110,000 Active 276 DOM
3. 2026-06-17
   days on market $110,000 Active 275 DOM
4. 2026-06-16
   days on market $110,000 Active 274 DOM
5. 2026-06-15
   days on market $110,000 Active 273 DOM
6. 2026-06-14
   days on market $110,000 Active 271 DOM
7. 2026-06-01
   days on market $110,000 Active 270 DOM
8. 2026-05-31
   days on market $110,000 Active 269 DOM
9. 2026-05-30
   days on market $110,000 Active 268 DOM
10. 2025-12-09
    price $110,000 439-char remark

    Show marketing remark (439 chars)

    Charming 3 bedroom, 1.5 bath home offering great potential as an investment property or a perfect starter home. The property features a spacious floor plan with comfortable living areas and a functional layout. The large backyard provides plenty of room for outdoor activities, gardening, or future expansion. With its solid structure and living space, this home is a wonderful opportunity to add personal touches and create lasting value.

11. 2025-10-24
    price $98,500 439-char remark

    Show marketing remark (439 chars)

    Charming 3 bedroom, 1.5 bath home offering great potential as an investment property or a perfect starter home. The property features a spacious floor plan with comfortable living areas and a functional layout. The large backyard provides plenty of room for outdoor activities, gardening, or future expansion. With its solid structure and living space, this home is a wonderful opportunity to add personal touches and create lasting value.

12. 2025-09-04
    listed $120,000 Active 439-char remark

    Show marketing remark (439 chars)

    Charming 3 bedroom, 1.5 bath home offering great potential as an investment property or a perfect starter home. The property features a spacious floor plan with comfortable living areas and a functional layout. The large backyard provides plenty of room for outdoor activities, gardening, or future expansion. With its solid structure and living space, this home is a wonderful opportunity to add personal touches and create lasting value.

13. 2022-08-09
    soldstatus 400-char remark

    Show marketing remark (400 chars)

    This home is a diamond in the rough! Original parkay flooring, open spaces, lots of natural light. This house is just waiting on you to add a little love to make it a home. It has a beautiful yard with large trees in the back, a beautiful sun porch, Eat-In kitchen, roof is only 5 years old. .. .what are you waiting for? Call your favorite realtor today to schedule an appointment to see this one.

14. 2019-08-15
    listed $79,000 400-char remark

    Show marketing remark (400 chars)

    This home is a diamond in the rough! Original parkay flooring, open spaces, lots of natural light. This house is just waiting on you to add a little love to make it a home. It has a beautiful yard with large trees in the back, a beautiful sun porch, Eat-In kitchen, roof is only 5 years old. .. .what are you waiting for? Call your favorite realtor today to schedule an appointment to see this one.

15. 2013-02-25
    soldstatus $35,300
16. 2013-02-19
    soldstatus
17. 2012-11-02
    listed $43,500
18. 2004-09-01
    soldstatus
19. 2004-09-01
    soldstatus $66,000
20. 2004-07-03
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $643 · $54/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,969
• − Mortgage interest: −$6,162
• − Property taxes: −$643
• − Insurance: −$550
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,200
• Taxable income: $3,699
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $4,402/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — DeRidder

• Score: 72/100
• State rank: #43
• US rank: #6227

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeRidder, LA
• Population (ZIP): 25,038

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.61%
• Current HPI: 130.4445
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+66.7% since first listed

11 events — show timeline

• 2025-12-09 Price Changed $110,000 GFPAR
• 2025-10-24 Price Changed $98,500 GFPAR
• 2025-09-04 Listed $120,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2019-08-15 Listed $79,000 GFPAR
• 2013-02-25 Sold (Public Records) $35,300 Public Records
• 2013-02-19 Sold (MLS) — GFPAR
• 2012-11-02 Listed $43,500 GFPAR
• 2004-09-01 Sold (Public Records) $66,000 Public Records
• 2004-09-01 Sold (Public Records) — Public Records
• 2004-07-03 Sold (MLS) — GFPAR

Property tax history

+5.8%/yr

Latest (2025): $643 · +0.7% YoY. Source: county tax records.