205 Beck St · Minden, LA 71055

$99,900

3 bd · 1.5 ba · 1,499 sqft · SingleFamily · 8 Days on market

Built 1959 0.71 ac lot Est $135k · 26% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS!!! HOME FOR SALE in Minden! This estimated 1,499 square foot pier and beam home is ready for its new owners! Offering 3 bedrooms, 1.5 bathrooms, and situated on . 7-acre lot, this home has SO MUCH POTENTIAL! Will go CONVENTIONAL or CASH ONLY! No repairs being made by seller prior to closing! Home is being sold AS-IS! Bring ALL offers!!!

Key facts

• 0.71 acre lot
• 2 parking spots
• Built 1959

Property features AI

Finance

• Other: Property listed as residential single family; Lot is approximately 0.71 acre and will not subdivide
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 2 covered/carport spaces; Carport, driveway and on-street parking available; No enclosed garage
• Security: Other security features
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence (attached); One story; Built in 1959
• Construction: Vinyl siding exterior; Pillar/post/pier foundation; Other roof
• Exterior features: Covered front porch; Covered porch(es); Subdivision setting; Easements present

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Eat-in kitchen; High-speed internet available; One living area; One dining area; 3 total rooms
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.5% vs local median 5.2% in Minden — 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 68/100 on livability (#92 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities D, crime F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $134,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Richardson St	0.22mi	3/2.0	1,485 (-1%)	1mo	$129,500	$87	85
511 Chandler St	0.31mi	3/2.0	1,500 (+0%)	0mo	$132,500	$88	83
608 Tillman Dr	0.07mi	4/2.0 (+1)	1,500 (+0%)	8mo	$170,000	$113	83
609 Lewisville Rd	0.14mi	3/2.0	1,600 (+7%)	7mo	$29,560	$18	75
223 Virginia Ave	0.60mi	3/2.0	1,500 (+0%)	11mo	$135,000	$90	61
1100 Bonnie Ln	0.47mi	3/1.0	1,300 (-13%)	2mo	$150,000	$115	52
200 Germantown Rd	0.63mi	2/1.0 (-1)	1,418 (-5%)	4mo	$150,000	$106	51
410 Fort St	0.65mi	3/2.0	1,589 (+6%)	9mo	$126,000	$79	51
400 Summit	0.60mi	3/2.5	1,365 (-9%)	4mo	$239,000	$175	50
1101 Park Hwy	0.58mi	3/2.0	1,330 (-11%)	6mo	$110,000	$83	47
440 Pine St	0.58mi	3/1.0	1,312 (-12%)	10mo	$75,000	$57	42
311 Summit St	0.56mi	2/2.0 (-1)	1,277 (-15%)	8mo	$165,000	$129	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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,331
• Equity at exit: $14,895

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $11,454
• Equity at exit: $8,638

Cash invested: $27,972 (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 71055

• Active inventory: 133
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $186

Break-even live

Break-even rent $811

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $99,900 Active 8 DOM
2. 2026-06-17
   days on market $99,900 Active 7 DOM
3. 2026-06-16
   days on market $99,900 Active 6 DOM
4. 2026-06-15
   days on market $99,900 Active 5 DOM
5. 2026-06-14
   days on market $99,900 Active 3 DOM
6. 2026-06-13
   remarks 360-char remark
7. 2026-06-13
   listed $99,900 Active 2 DOM

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $901 · $75/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $12,561
• − Mortgage interest: −$5,596
• − Property taxes: −$901
• − Insurance: −$500
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,906
• Taxable income: $649
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,081/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Minden

• Score: 68/100
• State rank: #92
• US rank: #9771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minden, LA
• Population (ZIP): 17,406

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.40%
• Current HPI: 117.9577
• 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

+81.6% since first listed

2 events — show timeline

• 2026-06-10 Listed $99,900 NTREIS
• 2005-04-14 Sold (Public Records) $55,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $901 · +1.4% YoY. Source: county tax records.