605 Roberts St · DeRidder, LA 70634

$36,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 775 Days on market

Built 1980 7,841 sqft lot $27/sqft · 65% below area ↓ 38% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

Key facts

• Investment property
• Located in town
• 7,841 sq ft lot

Tags

• INVESTMENT PROPERTY
• LOCATED IN TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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; 2 comparable units currently listed for rent nearby; 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 $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 775 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $22k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 775 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.05% ✓
• Cap rate: 27.77%
• Cash-on-cash: 76.71%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (median comp): $102,525
• List price: $36,000
• Delta: -64.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 N Texas St	0.10mi	3/2.0	1,334 (+1%)	16mo	$44,000	$33	76
604 Magnolia St	0.23mi	2/1.0 (-1)	1,339 (+1%)	21mo	$135,500	$101	65
605 Barbara St	0.68mi	3/1.5	1,306 (-1%)	2mo	$153,000	$117	63
607 Magnolia St	0.20mi	3/2.0	1,280 (-3%)	24mo	$160,000	$125	62
1441 Bilbo St	0.46mi	3/2.0	1,375 (+4%)	12mo	$159,900	$116	58
1110 High School Dr	0.50mi	2/1.0 (-1)	1,259 (-5%)	11mo	$126,000	$100	55
315 Dick Allen St	0.46mi	3/2.0	1,367 (+4%)	18mo	$174,000	$127	53
315 N Royal St	0.28mi	2/1.5 (-1)	1,188 (-10%)	13mo	$115,000	$97	52
118 S Division St	0.51mi	2/2.0 (-1)	1,410 (+7%)	11mo	$167,000	$118	47
507 Fair St	0.29mi	2/2.0 (-1)	1,189 (-10%)	17mo	$50,000	$42	47
501 Stacey Ln	0.66mi	3/2.0	1,200 (-9%)	7mo	$169,000	$141	44
412 S Royal St	0.70mi	2/2.0 (-1)	1,359 (+3%)	21mo	$55,000	$40	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: 76.7%
• Equity multiple: 4.49×
• Total profit: $35,206
• Equity at exit: $5,368

10-year hold

• IRR: 80.3%
• Equity multiple: 9.28×
• Total profit: $83,504
• Equity at exit: $3,113

Cash invested: $10,080 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $644

Break-even live

Break-even rent $283

Max offer price $36,000

Occupancy floor 36%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Azalea Ave Deridder, LA	3.0	2.0	1440	$1,000	$0.69	13d	1	0.96mi
1014 W 9th St Deridder, LA	3.0	2.0	1224	$1,200	$0.98	44d	1	1.00mi

Listing history 26 events

1. 2026-06-19
   days on market $36,000 Active 775 DOM
2. 2026-06-18
   days on market $36,000 Active 774 DOM
3. 2026-06-17
   days on market $36,000 Active 773 DOM
4. 2026-06-16
   days on market $36,000 Active 772 DOM
5. 2026-06-15
   days on market $36,000 Active 771 DOM
6. 2026-06-14
   days on market $36,000 Active 769 DOM
7. 2026-06-13
   days on market $36,000 Active 768 DOM
8. 2026-06-10
   days on market $36,000 Active 766 DOM
9. 2026-06-09
   days on market $36,000 Active 765 DOM
10. 2026-06-08
    days on market $36,000 Active 764 DOM
11. 2026-06-07
    days on market $36,000 Active 763 DOM
12. 2026-06-03
    days on market $36,000 Active 759 DOM
13. 2026-06-02
    days on market $36,000 Active 758 DOM
14. 2026-06-01
    days on market $36,000 Active 757 DOM
15. 2026-05-31
    days on market $36,000 Active 756 DOM
16. 2026-05-30
    days on market $36,000 Active 755 DOM
17. 2026-04-24
    price $36,000 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

18. 2026-04-01
    status Active 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

19. 2026-03-25
    historical 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

20. 2025-12-29
    price $41,000 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

21. 2025-10-30
    price $45,000 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

22. 2025-07-14
    price $49,000 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

23. 2025-05-01
    status Active 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

24. 2025-04-30
    historical 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

25. 2024-08-29
    price $54,000 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

26. 2024-04-27
    listed $58,000 Active 141-char remark

    Show marketing remark (141 chars)

    Motivated seller. Great investment property located in town! This 3 bedroom and 2 bath home is ready for you to put your personal touches on.

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $238 · $20/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: $13,184
• − Mortgage interest: −$2,017
• − Property taxes: −$238
• − Insurance: −$180
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,047
• Taxable income: $7,593
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $5,910/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

-37.9% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $36,000 GFPAR
• 2026-04-01 Relisted — GFPAR
• 2026-03-25 Delisted — GFPAR
• 2025-12-29 Price Changed $41,000 GFPAR
• 2025-10-30 Price Changed $45,000 GFPAR
• 2025-07-14 Price Changed $49,000 GFPAR
• 2025-05-01 Relisted — GFPAR
• 2025-04-30 Delisted — GFPAR
• 2024-08-29 Price Changed $54,000 GFPAR
• 2024-04-27 Listed $58,000 GFPAR

Property tax history

+0.2%/yr

Latest (2025): $238 · +0.7% YoY. Source: county tax records.