1302 Turner St · Minden, LA 71055

$114,900

2 bd · 2.0 ba · 1,484 sqft · SingleFamily · 42 Days on market

Built 1972 0.26 ac lot $77/sqft · 22% below area Est $147k · 22% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• 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

Investor Special - Needs TLC. New Roof installed May 2026, Water heater 2022, HVAC 2020, Quiet Street, Shady lot, , 6' Fenced Backyard. Hardwood floors, Detached carport. Sold As-Is.

Key facts

• Hvac
• Detached carport
• Water heater

Tags

• NEW ROOF
• WATER HEATER
• HVAC
• FENCED BACKYARD
• DETACHED CARPORT

Property features AI

Finance

• Other: Possession at closing/funding; Standard listing conditions; Transaction type: For Sale
• Financial info: Listing terms include cash or other; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Covered parking (2 spaces); Detached carport; Additional concrete parking; Carport with 2 spaces
• Utilities: City water; City sewer; Electricity connected; Co-op electric available; Individual gas meter; Individual water meter; Natural gas available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Entry and living on one level; Subdivision: LAKESIDE SUBDIV.
• Construction: Brick construction; Asphalt shingle roof; Pillar/post/pier foundation; Built in 1972 (preowned)
• Exterior features: Few trees on lot; Easements for access, drainage, electric, natural gas, utilities, water lines, and other

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Ceramic tile; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric heating components; Ceiling fan(s)
• Interior features: Eat-in kitchen; One-level layout; 5 rooms total; 1 living area; 1 dining area
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $108k (6.2% below list).
• Recommended offer: $108k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.0% 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: 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 $794 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

• It's been on market 42 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $107,816 (6.2% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $147,010
• List price: $114,900
• Delta: -21.84%
• 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
200 Germantown Rd	0.28mi	2/1.0	1,418 (-4%)	4mo	$150,000	$106	72
114 Berry Dr	0.15mi	3/2.0 (+1)	1,550 (+4%)	11mo	$215,000	$139	71
511 Chandler St	0.51mi	3/2.0 (+1)	1,500 (+1%)	1mo	$132,500	$88	69
1101 Park Hwy	0.31mi	3/2.0 (+1)	1,330 (-10%)	6mo	$110,000	$83	58
1106 Rathbun St	0.52mi	3/2.0 (+1)	1,515 (+2%)	13mo	$165,000	$109	56
1101 Louisiana Ave	0.66mi	3/2.0 (+1)	1,435 (-3%)	5mo	$250,000	$174	54
223 Virginia Ave	0.67mi	3/2.0 (+1)	1,500 (+1%)	11mo	$135,000	$90	53
400 Summit	0.55mi	3/2.5 (+1)	1,365 (-8%)	4mo	$239,000	$175	51
402 E Todd St	0.52mi	3/1.0 (+1)	1,345 (-9%)	2mo	$160,000	$119	50
1105 Drew Ln	0.58mi	3/1.5 (+1)	1,350 (-9%)	4mo	$174,900	$130	48
311 Summit St	0.51mi	2/2.0	1,277 (-14%)	8mo	$165,000	$129	46
1100 Bonnie Ln	0.51mi	3/1.0 (+1)	1,300 (-12%)	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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-11,700
• Equity at exit: $17,132

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,322
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $109

Break-even live

Break-even rent $940

Max offer price $114,900

Occupancy floor 85%

Sensitivity live

Price	-10% $174	-5% $141	+0% $109	+5% $76	+10% $44
Rent	-10% $24	-5% $66	+0% $109	+5% $151	+10% $194
Rate	-1.0pp $167	-0.5pp $138	base $109	+0.5pp $79	+1.0pp $49

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-23
   days on market $114,900 Active 42 DOM
2. 2026-06-22
   days on market $114,900 Active 41 DOM
3. 2026-06-18
   days on market $114,900 Active 38 DOM
4. 2026-06-17
   days on market $114,900 Active 37 DOM
5. 2026-06-16
   days on market $114,900 Active 36 DOM
6. 2026-06-15
   days on market $114,900 Active 35 DOM
7. 2026-06-14
   days on market $114,900 Active 33 DOM
8. 2026-06-13
   days on market $114,900 Active 32 DOM
9. 2026-06-10
   days on market $114,900 Active 30 DOM
10. 2026-06-09
    days on market $114,900 Active 29 DOM
11. 2026-06-08
    days on market $114,900 Active 28 DOM
12. 2026-06-07
    days on market $114,900 Active 27 DOM
13. 2026-06-02
    days on market $114,900 Active 22 DOM
14. 2026-06-01
    days on market $114,900 Active 21 DOM
15. 2026-05-31
    days on market $114,900 Active 20 DOM
16. 2026-05-30
    days on market $114,900 Active 19 DOM
17. 2026-05-11
    listed $120,000 Active 182-char remark
18. 2013-02-27
    soldstatus $97,000
19. 2005-10-25
    soldstatus $72,500

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,110 · $92/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 4/10 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: $12,938
• − Mortgage interest: −$6,436
• − Property taxes: −$1,110
• − Insurance: −$574
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,343
• Taxable loss: −$595
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,449/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

+58.5% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $114,900 NTREIS
• 2026-05-11 Listed $120,000 NTREIS
• 2013-02-27 Sold (Public Records) $97,000 Public Records
• 2005-10-25 Sold (Public Records) $72,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,110 · +1.4% YoY. Source: county tax records.