1118 Seth Cole Rd · DeRidder, LA 70634

$124,900

2 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 106 Days on market

Built 1940 Fair condition 1.85 ac lot $76/sqft · 19% below area Est $140k · 11% under

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +12.4/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION ~ VISIBILITY ~ OPPORTUNITYHigh-Visibility Property Corner Property with Acreage on Highway 190Located at 1118 Seth Cole Road in DeRidder, this unique property sits on 1.85 acres on the corner of HIGHWAY 190 and SETH COLE ROAD, offering excellent access and visibility in a high-traffic area near Canfor and PCA. This home features 2 bedrooms and 1 bath with charming character throughout. Inside, you'll find gorgeous HARDWOOD paneled walls that add warmth, richness, and VINTAGE appeal to the living space.

Key facts

• 1.85 acre lot
• Built 1940
• Listed 105 days

Tags

• ACREAGE ON HIGHWAY 190

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.6% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $140,094
• List price: $124,900
• Delta: -10.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,951
• Equity at exit: $18,623

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $10,917
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $209

Break-even live

Break-even rent $951

Max offer price $124,900

Occupancy floor 78%

Sensitivity live

Price	-10% $280	-5% $245	+0% $209	+5% $174	+10% $139
Rent	-10% $113	-5% $161	+0% $209	+5% $257	+10% $305
Rate	-1.0pp $272	-0.5pp $241	base $209	+0.5pp $177	+1.0pp $144

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $124,900 Active 106 DOM
2. 2026-06-18
   days on market $124,900 Active 105 DOM
3. 2026-06-17
   days on market $124,900 Active 104 DOM
4. 2026-06-16
   days on market $124,900 Active 103 DOM
5. 2026-06-15
   days on market $124,900 Active 102 DOM
6. 2026-06-14
   days on market $124,900 Active 100 DOM
7. 2026-06-13
   days on market $124,900 Active 99 DOM
8. 2026-06-10
   days on market $124,900 Active 97 DOM
9. 2026-06-09
   days on market $124,900 Active 96 DOM
10. 2026-06-08
    days on market $124,900 Active 95 DOM
11. 2026-06-07
    days on market $124,900 Active 94 DOM
12. 2026-06-03
    days on market $124,900 Active 90 DOM
13. 2026-06-02
    days on market $124,900 Active 89 DOM
14. 2026-06-01
    days on market $124,900 Active 88 DOM
15. 2026-05-31
    days on market $124,900 Active 87 DOM
16. 2026-05-30
    days on market $124,900 Active 86 DOM
17. 2026-05-02
    price $124,900 516-char remark

    Show marketing remark (516 chars)

    LOCATION ~ VISIBILITY ~ OPPORTUNITYHigh-Visibility Property Corner Property with Acreage on Highway 190Located at 1118 Seth Cole Road in DeRidder, this unique property sits on 1.85 acres on the corner of HIGHWAY 190 and SETH COLE ROAD, offering excellent access and visibility in a high-traffic area near Canfor and PCA. This home features 2 bedrooms and 1 bath with charming character throughout. Inside, you'll find gorgeous HARDWOOD paneled walls that add warmth, richness, and VINTAGE appeal to the living space.

18. 2026-03-05
    listed $129,900 Active 516-char remark

    Show marketing remark (516 chars)

    LOCATION ~ VISIBILITY ~ OPPORTUNITYHigh-Visibility Property Corner Property with Acreage on Highway 190Located at 1118 Seth Cole Road in DeRidder, this unique property sits on 1.85 acres on the corner of HIGHWAY 190 and SETH COLE ROAD, offering excellent access and visibility in a high-traffic area near Canfor and PCA. This home features 2 bedrooms and 1 bath with charming character throughout. Inside, you'll find gorgeous HARDWOOD paneled walls that add warmth, richness, and VINTAGE appeal to the living space.

19. 2022-08-09
    soldstatus 237-char remark

    Show marketing remark (237 chars)

    COUNTRY LIVING JUST OUTSIDE OF DERIDDER! PERFECTLY PLACED ON 1.85 ACRES. .. .. RENOVATE TO REFLECT YOUR DREAMS! PUT your own PERSONAL touch into this home offering a farmhouse feel! DON'T let this one SLIP AWAY. .. view this HOME TODAY!

20. 2021-01-12
    listed $65,000 237-char remark

    Show marketing remark (237 chars)

    COUNTRY LIVING JUST OUTSIDE OF DERIDDER! PERFECTLY PLACED ON 1.85 ACRES. .. .. RENOVATE TO REFLECT YOUR DREAMS! PUT your own PERSONAL touch into this home offering a farmhouse feel! DON'T let this one SLIP AWAY. .. view this HOME TODAY!

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$157/yr (+$13/mo · 29.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,592
• − Mortgage interest: −$6,996
• − Property taxes: −$530
• − Insurance: −$624
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,633
• Taxable income: $473
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,400/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathroom, and some landscaping improvements to enhance its curb appeal. The home is located on a corner lot with good visibility, making it a good investment opportunity.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Minor landscaping — some overgrown areas

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would significantly increase its appeal
• Resale update bathroom fixtures and tiles — modernizing the bathroom would significantly increase its appeal
• Both landscaping and curb appeal — improving the exterior would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would significantly increase its appeal ↑
• Resale update bathroom fixtures and tiles — modernizing the bathroom would significantly increase its appeal ↑
• Both landscaping and curb appeal — improving the exterior would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+92.2% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $124,900 GFPAR
• 2026-03-05 Listed $129,900 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2021-01-12 Listed $65,000 GFPAR

Property tax history

+40.8%/yr

Latest (2025): $530 · +0.9% YoY. Source: county tax records.