206 S Front St · DeQuincy, LA 70633

$29,900

2 bd · 3.0 ba · 1,718 sqft · SingleFamily · 407 Days on market

Built 1925 7,841 sqft lot

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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 +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

Key facts

• Front porch
• Rear storage space
• 7,841 sq ft lot

Tags

• FRONT PORCH
• REAR STORAGE SPACE

Property features AI

Exterior

• Home design: Single-family residence; One-story
• Exterior features: Residential lot

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.8% vs local median 5.6% in DeQuincy — 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 71/100 on livability (#51 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $5k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 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 1925 — 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: 3.53% ✓
• Cap rate: 31.78%
• Cash-on-cash: 91.03%
• DSCR: 5.05
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $156,338
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Gordon St St	0.60mi	3/2.0 (+1)	1,601 (-7%)	4mo	$145,000	$91	48

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: 91.7%
• Equity multiple: 5.25×
• Total profit: $35,614
• Equity at exit: $4,458

10-year hold

• IRR: 94.6%
• Equity multiple: 10.93×
• Total profit: $83,140
• Equity at exit: $2,585

Cash invested: $8,372 (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 70633

• Active inventory: 108
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $635

Break-even live

Break-even rent $252

Max offer price $29,900

Occupancy floor 35%

Sensitivity live

Price	-10% $652	-5% $644	+0% $635	+5% $627	+10% $618
Rent	-10% $552	-5% $593	+0% $635	+5% $677	+10% $718
Rate	-1.0pp $650	-0.5pp $643	base $635	+0.5pp $627	+1.0pp $619

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $29,900 Active 407 DOM
2. 2026-06-18
   days on market $29,900 Active 406 DOM
3. 2026-06-17
   days on market $29,900 Active 405 DOM
4. 2026-06-16
   days on market $29,900 Active 404 DOM
5. 2026-06-15
   days on market $29,900 Active 403 DOM
6. 2026-06-14
   days on market $29,900 Active 401 DOM
7. 2026-06-13
   days on market $29,900 Active 400 DOM
8. 2026-06-10
   days on market $29,900 Active 398 DOM
9. 2026-06-09
   days on market $29,900 Active 397 DOM
10. 2026-06-08
    days on market $29,900 Active 396 DOM
11. 2026-06-07
    days on market $29,900 Active 395 DOM
12. 2026-06-05
    days on market $29,900 Active 392 DOM
13. 2026-06-02
    days on market $29,900 Active 390 DOM
14. 2026-06-01
    days on market $29,900 Active 389 DOM
15. 2026-05-31
    days on market $29,900 Active 388 DOM
16. 2026-05-30
    days on market $29,900 Active 387 DOM
17. 2026-05-20
    status Active 357-char remark

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

18. 2026-05-20
    status Active

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

19. 2026-04-27
    historical

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

20. 2026-04-27
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

21. 2025-10-07
    price $29,900 357-char remark

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

22. 2025-10-07
    price $29,900

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

23. 2025-06-25
    price $32,000
24. 2025-04-15
    listed $35,000 Active
25. 2025-04-14
    listed $32,000 Active 357-char remark

    Show marketing remark (357 chars)

    Charming Traditional Home in the Heart of DeQuincy This approx. 1,700 sq ft home offers classic charm with a welcoming front porch and rear storage space. While some repairs are needed, it is attractively priced, presenting an excellent opportunity for investors or buyers looking to add personal touches. Call today for more details or to set up a showing!

26. 2015-11-20
    soldstatus 606-char remark

    Show marketing remark (606 chars)

    THIS IS A 2BR HOME, CONVENIENTLY LOCATED. IT IS A FANNIEMAE PROPERTY WITH VINYL SIDING. INCLUDE PREQUAL LTR OR PROOF OF FUNDS WITH OFFER, AS WELL AS LOUISIANA BUY/SELL AGREEMENT & SELLER ADDENDUM. INCLUDE FULL LEGAL NAMES AND ALL BUYERS NAMES. ADD THIS CLAUSE TO ADDITIONAL TERMS AND CONDITIONS OF CONTRACT "PURSUANT TO SECT 28 OF THE REAL ESTATE PURCHASE ADDENDUM, THIS DOCUMENT IS SUBJECT TO ALL TERMS AND CONDITIONS SET FORTH IN THE REAL ESTATE PURCHASE ADDENDUM. " AGE & DIMENSIONS EST. UTILITIES NOT ON. LEGAL DESCR: COM 85FT S OF NW COR LOT 1 BLK B WASEY SUB E 110FT, S 70FT ETC

27. 2015-07-16
    listed $28,400 606-char remark

    Show marketing remark (606 chars)

    THIS IS A 2BR HOME, CONVENIENTLY LOCATED. IT IS A FANNIEMAE PROPERTY WITH VINYL SIDING. INCLUDE PREQUAL LTR OR PROOF OF FUNDS WITH OFFER, AS WELL AS LOUISIANA BUY/SELL AGREEMENT & SELLER ADDENDUM. INCLUDE FULL LEGAL NAMES AND ALL BUYERS NAMES. ADD THIS CLAUSE TO ADDITIONAL TERMS AND CONDITIONS OF CONTRACT "PURSUANT TO SECT 28 OF THE REAL ESTATE PURCHASE ADDENDUM, THIS DOCUMENT IS SUBJECT TO ALL TERMS AND CONDITIONS SET FORTH IN THE REAL ESTATE PURCHASE ADDENDUM. " AGE & DIMENSIONS EST. UTILITIES NOT ON. LEGAL DESCR: COM 85FT S OF NW COR LOT 1 BLK B WASEY SUB E 110FT, S 70FT ETC

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $358 · $30/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $12,671
• − Mortgage interest: −$1,675
• − Property taxes: −$358
• − Insurance: −$150
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$870
• Taxable income: $7,591
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $5,799/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — DeQuincy

• Score: 71/100
• State rank: #51
• US rank: #7288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeQuincy, LA
• Population (ZIP): 8,178

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.41%
• Current HPI: 90.4407
• 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

+5.3% since first listed

11 events — show timeline

• 2026-05-20 Relisted — SWLAR
• 2026-05-20 Relisted — GFPAR
• 2026-04-27 Delisted — GFPAR
• 2026-04-27 Pending — SWLAR
• 2025-10-07 Price Changed $29,900 SWLAR
• 2025-10-07 Price Changed $29,900 GFPAR
• 2025-06-25 Price Changed $32,000 GFPAR
• 2025-04-15 Listed $35,000 GFPAR
• 2025-04-14 Listed $32,000 SWLAR
• 2015-11-20 Sold (MLS) — SWLAR
• 2015-07-16 Listed $28,400 SWLAR

Property tax history

+1.3%/yr

Latest (2025): $358 · +1.5% YoY. Source: county tax records.