269 Cole Rd · Merryville, LA 70653

$210,000

3 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 274 Days on market

Built 2015 1.00 ac lot $91/sqft · 27% below area Est $329k · 36% 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 +15.0/15.0
• Cash flow +7.1/30.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Welcome to your country brick home nestled in the heart of Merryville with easy access to DeRidder right off of Hwy 190. This country 3-bed, 2-full bath residence is ready for family living. This home offers a large kitchen with plenty of storage and a large closed in garage with a storage room the width of the garage. Great house with beautiful trees on a 1-acre lot. Don't miss out on this opportunity for fun family living! Call your realtor today!

Key facts

• Storage room
• Closed in garage
• Large kitchen

Tags

• LARGE KITCHEN
• CLOSED IN GARAGE
• STORAGE ROOM
• 1 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (37.8% below list).
• Recommended offer: $131k (37.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#196 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• 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: 30 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,715 (37.8% 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 274 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.62% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 13.4

CMA / ARV

• ARV (median comp): $329,279
• List price: $210,000
• Delta: -36.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.41×
• Total profit: $-34,638
• Equity at exit: $51,034

10-year hold

• IRR: -7.0%
• Equity multiple: 0.36×
• Total profit: $-37,528
• Equity at exit: $53,881

Cash invested: $58,800 (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 70653

• Home prices YoY: -1.6%
• Active inventory: 30
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-300

Break-even live

Break-even rent $1,687

Max offer price $157,040

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-240	+0% $-300	+5% $-359	+10% $-419
Rent	-10% $-403	-5% $-351	+0% $-300	+5% $-248	+10% $-197
Rate	-1.0pp $-194	-0.5pp $-246	base $-300	+0.5pp $-354	+1.0pp $-410

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   statusdays on marketlisting id $210,000 Pending 274 DOM
2. 2026-06-10
   days on market $210,000 Active 273 DOM
3. 2026-06-09
   days on market $210,000 Active 272 DOM
4. 2026-06-08
   days on market $210,000 Active 271 DOM
5. 2026-06-07
   days on market $210,000 Active 270 DOM
6. 2026-06-03
   days on market $210,000 Active 266 DOM
7. 2026-06-02
   days on market $210,000 Active 265 DOM
8. 2026-06-01
   days on market $210,000 Active 264 DOM
9. 2026-05-31
   days on market $210,000 Active 263 DOM
10. 2026-05-30
    days on market $210,000 Active 262 DOM
11. 2026-03-24
    price $210,000 453-char remark

    Show marketing remark (453 chars)

    Welcome to your country brick home nestled in the heart of Merryville with easy access to DeRidder right off of Hwy 190. This country 3-bed, 2-full bath residence is ready for family living. This home offers a large kitchen with plenty of storage and a large closed in garage with a storage room the width of the garage. Great house with beautiful trees on a 1-acre lot. Don't miss out on this opportunity for fun family living! Call your realtor today!

12. 2026-03-24
    price $210,000 453-char remark

    Show marketing remark (453 chars)

    Welcome to your country brick home nestled in the heart of Merryville with easy access to DeRidder right off of Hwy 190. This country 3-bed, 2-full bath residence is ready for family living. This home offers a large kitchen with plenty of storage and a large closed in garage with a storage room the width of the garage. Great house with beautiful trees on a 1-acre lot. Don't miss out on this opportunity for fun family living! Call your realtor today!

13. 2025-09-10
    listed $225,500 Active 453-char remark

    Show marketing remark (453 chars)

    Welcome to your country brick home nestled in the heart of Merryville with easy access to DeRidder right off of Hwy 190. This country 3-bed, 2-full bath residence is ready for family living. This home offers a large kitchen with plenty of storage and a large closed in garage with a storage room the width of the garage. Great house with beautiful trees on a 1-acre lot. Don't miss out on this opportunity for fun family living! Call your realtor today!

14. 2025-09-10
    price $225,500 453-char remark

    Show marketing remark (453 chars)

    Welcome to your country brick home nestled in the heart of Merryville with easy access to DeRidder right off of Hwy 190. This country 3-bed, 2-full bath residence is ready for family living. This home offers a large kitchen with plenty of storage and a large closed in garage with a storage room the width of the garage. Great house with beautiful trees on a 1-acre lot. Don't miss out on this opportunity for fun family living! Call your realtor today!

15. 2025-09-10
    listed $226,400 Active 453-char remark

    Show marketing remark (453 chars)

    Welcome to your country brick home nestled in the heart of Merryville with easy access to DeRidder right off of Hwy 190. This country 3-bed, 2-full bath residence is ready for family living. This home offers a large kitchen with plenty of storage and a large closed in garage with a storage room the width of the garage. Great house with beautiful trees on a 1-acre lot. Don't miss out on this opportunity for fun family living! Call your realtor today!

16. 2025-04-28
    price $226,400
17. 2025-04-02
    price $229,900
18. 2025-01-08
    price $234,600
19. 2019-04-08
    soldstatus
20. 2019-04-08
    soldstatus $155,000
21. 2019-04-02
    soldstatus $155,000
22. 2019-01-22
    listed $157,000
23. 2014-06-09
    soldstatus $159,500
24. 2004-11-12
    soldstatus

ⓘ 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: $1,724 · $144/mo
• Projected year-2 tax: $1,724 · $144/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 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,686
• − Mortgage interest: −$11,763
• − Property taxes: −$1,724
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$6,109
• Taxable loss: −$7,470
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-1,805/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 — Merryville

• Score: 63/100
• State rank: #196
• US rank: #15511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,297

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 (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Spanish 0%

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: ▼ -0.97%
• Current HPI: 59.0168
• 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

+31.7% since first listed

14 events — show timeline

• 2026-03-24 Price Changed $210,000 SWLAR
• 2026-03-24 Price Changed $210,000 GFPAR
• 2025-09-10 Listed $225,500 GFPAR
• 2025-09-10 Price Changed $225,500 SWLAR
• 2025-09-10 Listed $226,400 SWLAR
• 2025-04-28 Price Changed $226,400 GFPAR
• 2025-04-02 Price Changed $229,900 GFPAR
• 2025-01-08 Price Changed $234,600 GFPAR
• 2019-04-08 Sold (Public Records) $155,000 Public Records
• 2019-04-08 Sold (MLS) — GFPAR
• 2019-04-02 Sold (Public Records) $155,000 Public Records
• 2019-01-22 Listed $157,000 GFPAR
• 2014-06-09 Sold (Public Records) $159,500 Public Records
• 2004-11-12 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,724 · +0.7% YoY. Source: county tax records.