511 Chandler St · Minden, LA 71055

$132,500

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 106 Days on market

Built 1950 7,928 sqft lot $88/sqft · 13% below area Est $152k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.2/15.0
• Cash flow +12.6/30.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

Key facts

• Replaced roof
• Refreshed bathrooms
• Hvac system

Tags

• REPLACED ROOF
• HVAC SYSTEM
• FRESH EXTERIOR PAINT
• REFRESHED BATHROOMS
• CONVENIENT MINDEN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-16 ($-192/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (21.0% below list).
• Recommended offer: $105k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Minden — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities D, crime F, commute 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.
• Zoned schools: J. L. Jones Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 334 students, 53% FRL); Webster Junior High School (math 13% / reading 21%, grade F, #174 of 218 statewide, top 81%, 519 students, 50% FRL); Minden High School (math 27% / reading 27%, grade F, #136 of 265 statewide, top 55%, 807 students, 44% FRL).
• Market conditions: 136 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 $916 of loan paydown is wiped out by about $4k 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

• It's been on market 106 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $132k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $104,677 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $151,595
• List price: $132,500
• Delta: -12.60%
• 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
511 Chandler St	0.00mi	3/2.0	1,500 (0%)	1mo	$132,500	$88	100
513 Richardson St	0.52mi	3/2.0	1,485 (-1%)	1mo	$129,500	$87	73
608 Tillman Dr	0.38mi	4/2.0 (+1)	1,500 (0%)	8mo	$170,000	$113	70
609 Lewisville Rd	0.31mi	3/2.0	1,600 (+7%)	7mo	$29,560	$18	69
400 Summit	0.30mi	3/2.5	1,365 (-9%)	4mo	$239,000	$175	66
1101 Park Hwy	0.30mi	3/2.0	1,330 (-11%)	6mo	$110,000	$83	62
200 Germantown Rd	0.36mi	2/1.0 (-1)	1,418 (-6%)	4mo	$150,000	$106	62
1101 Louisiana Ave	0.64mi	3/2.0	1,435 (-4%)	5mo	$250,000	$174	58
402 E Todd St	0.49mi	3/1.0	1,345 (-10%)	2mo	$160,000	$119	54
311 Summit St	0.25mi	2/2.0 (-1)	1,277 (-15%)	8mo	$165,000	$129	52
1105 Drew Ln	0.61mi	3/1.5	1,350 (-10%)	3mo	$174,900	$130	50
1100 Bonnie Ln	0.58mi	3/1.0	1,300 (-13%)	2mo	$150,000	$115	45

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-22,520
• Equity at exit: $19,756

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-21,041
• Equity at exit: $11,456

Cash invested: $37,100 (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: 136
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-16

Break-even live

Break-even rent $1,067

Max offer price $129,670

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $21	+0% $-16	+5% $-54	+10% $-91
Rent	-10% $-99	-5% $-57	+0% $-16	+5% $25	+10% $67
Rate	-1.0pp $51	-0.5pp $18	base $-16	+0.5pp $-50	+1.0pp $-85

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-02
   status Pending 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

2. 2026-04-10
   price $132,500 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

3. 2026-03-17
   price $135,000 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

4. 2026-02-04
   price $139,900 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

5. 2026-02-03
   price $142,500 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

6. 2026-01-31
   price $146,000 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

7. 2026-01-16
   listed $150,000 Active 801-char remark

   Show marketing remark (801 chars)

   Welcome to 511 Chandler Street in Minden, Louisiana, a beautifully updated 3 bedroom 2 bath home offering 1,500 square feet of comfortable, move-in-ready living space. This property features recent updates that provide both peace of mind and modern appeal. The roof was replaced in 2025, the HVAC system is only 4 years old, and the home boasts fresh exterior paint, giving it great curb appeal. Inside, you’ll find refreshed bathrooms and a layout that feels both functional and inviting. Whether you’re a first-time homebuyer, downsizing, or looking for a solid investment, this home checks all the boxes with its updates, condition, and convenient Minden location. Don’t miss your opportunity to own a home that’s truly ready for its next owner, schedule your showing today!

8. 2025-09-16
   soldstatus Closed 542-char remark

   Show marketing remark (542 chars)

   Step into the charm of this classic 1950s home located in the heart of Minden. This well-maintained 3-bedroom, 2-bath residence sits on a desirable corner lot and offers both front and side entries for added convenience. Inside, you'll find beautiful real wood floors that bring warmth and character to the space. The kitchen includes a stove and refrigerator, both of which will convey with the home. Full of vintage appeal and potential, this home is a great opportunity for anyone looking to enjoy comfortable living in a central location.

9. 2025-08-15
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Step into the charm of this classic 1950s home located in the heart of Minden. This well-maintained 3-bedroom, 2-bath residence sits on a desirable corner lot and offers both front and side entries for added convenience. Inside, you'll find beautiful real wood floors that bring warmth and character to the space. The kitchen includes a stove and refrigerator, both of which will convey with the home. Full of vintage appeal and potential, this home is a great opportunity for anyone looking to enjoy comfortable living in a central location.

10. 2025-07-23
    price $84,900 542-char remark

    Show marketing remark (542 chars)

    Step into the charm of this classic 1950s home located in the heart of Minden. This well-maintained 3-bedroom, 2-bath residence sits on a desirable corner lot and offers both front and side entries for added convenience. Inside, you'll find beautiful real wood floors that bring warmth and character to the space. The kitchen includes a stove and refrigerator, both of which will convey with the home. Full of vintage appeal and potential, this home is a great opportunity for anyone looking to enjoy comfortable living in a central location.

11. 2025-06-20
    price $99,900 542-char remark

    Show marketing remark (542 chars)

    Step into the charm of this classic 1950s home located in the heart of Minden. This well-maintained 3-bedroom, 2-bath residence sits on a desirable corner lot and offers both front and side entries for added convenience. Inside, you'll find beautiful real wood floors that bring warmth and character to the space. The kitchen includes a stove and refrigerator, both of which will convey with the home. Full of vintage appeal and potential, this home is a great opportunity for anyone looking to enjoy comfortable living in a central location.

12. 2025-05-20
    price $119,900 542-char remark

    Show marketing remark (542 chars)

    Step into the charm of this classic 1950s home located in the heart of Minden. This well-maintained 3-bedroom, 2-bath residence sits on a desirable corner lot and offers both front and side entries for added convenience. Inside, you'll find beautiful real wood floors that bring warmth and character to the space. The kitchen includes a stove and refrigerator, both of which will convey with the home. Full of vintage appeal and potential, this home is a great opportunity for anyone looking to enjoy comfortable living in a central location.

13. 2025-04-18
    listed $129,900 Active 542-char remark

    Show marketing remark (542 chars)

    Step into the charm of this classic 1950s home located in the heart of Minden. This well-maintained 3-bedroom, 2-bath residence sits on a desirable corner lot and offers both front and side entries for added convenience. Inside, you'll find beautiful real wood floors that bring warmth and character to the space. The kitchen includes a stove and refrigerator, both of which will convey with the home. Full of vintage appeal and potential, this home is a great opportunity for anyone looking to enjoy comfortable living in a central location.

14. 2017-07-10
    soldstatus $47,500

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 66% 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: −$7,422
• − Property taxes: −$1,115
• − Insurance: −$662
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,855
• Taxable loss: −$2,503
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $408/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

+178.9% since first listed

14 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-04-10 Price Changed $132,500 NTREIS
• 2026-03-17 Price Changed $135,000 NTREIS
• 2026-02-04 Price Changed $139,900 NTREIS
• 2026-02-03 Price Changed $142,500 NTREIS
• 2026-01-31 Price Changed $146,000 NTREIS
• 2026-01-16 Listed $150,000 NTREIS
• 2025-09-16 Sold (MLS) — NTREIS
• 2025-08-15 Pending — NTREIS
• 2025-07-23 Price Changed $84,900 NTREIS
• 2025-06-20 Price Changed $99,900 NTREIS
• 2025-05-20 Price Changed $119,900 NTREIS
• 2025-04-18 Listed $129,900 NTREIS
• 2017-07-10 Sold (Public Records) $47,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,115 · +1.4% YoY. Source: county tax records.