246 Church St · DeRidder, LA 70634

$105,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 53 Days on market

Built 1991 8,712 sqft lot $84/sqft · 46% below area Est $150k · 30% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

246 Church St DeRidder, LouisianaThere's something special about HOMES TUCKED into the quiet streets near the country club -- a sense of CALM, CHARM, and COMMUNITY that instantly feels welcoming. 246 Church Street offers just that feeling. .Situated on approximately . 20+/- acre, this COZY 3-bedroom, 1-bath home offers a comfortable space where life can slow down and SIMPLE MOMENTS matter most. Step inside to a layout that feels WARM AND INVITING, with living spaces designed for everyday comfort and connection. The backyard offers room to RELAX, garden, or simply enjoy the outdoors.

Key facts

• Comfortable space
• Backyard
• Quiet streets

Tags

• QUIET STREETS
• COMFORTABLE SPACE
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.8% in DeRidder — 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 72/100 on livability (#43 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: K.R. Hanchey Elementary School (485 students, 69% FRL); Deridder Junior High School (math 29% / reading 36%, grade F, #104 of 218 statewide, top 48%, 506 students, 64% FRL); Deridder High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 696 students, 56% FRL) — zoned schools average 63% FRL vs 46% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $105k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (median comp): $149,781
• List price: $105,000
• Delta: -29.90%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Dees St	0.08mi	3/1.5	1,234 (-1%)	21mo	$155,000	$126	74
212 Dogwood Dr	0.40mi	3/2.0	1,268 (+2%)	19mo	$140,000	$110	59
108 Cardinal St	0.34mi	3/2.0	1,420 (+14%)	10mo	$109,900	$77	49

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: $-4,486
• Equity at exit: $15,656

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $12,130
• Equity at exit: $9,078

Cash invested: $29,400 (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 70634

• Home prices YoY: -30.6%
• Active inventory: 243
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $197

Break-even live

Break-even rent $814

Max offer price $105,000

Occupancy floor 76%

Sensitivity live

Price	-10% $257	-5% $227	+0% $197	+5% $168	+10% $138
Rent	-10% $113	-5% $155	+0% $197	+5% $239	+10% $281
Rate	-1.0pp $250	-0.5pp $224	base $197	+0.5pp $170	+1.0pp $142

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Azalea Ave Deridder, LA	3.0	2.0	1440	$1,000	$0.69	15d	1	0.40mi
1014 W 9th St Deridder, LA	3.0	2.0	1224	$1,200	$0.98	45d	1	0.97mi

Listing history 19 events

1. 2026-06-14
   days on market $105,000 Active 53 DOM
2. 2026-06-13
   days on market $105,000 Active 52 DOM
3. 2026-06-10
   days on market $105,000 Active 50 DOM
4. 2026-06-09
   days on market $105,000 Active 49 DOM
5. 2026-06-08
   days on market $105,000 Active 48 DOM
6. 2026-06-07
   days on market $105,000 Active 47 DOM
7. 2026-06-03
   days on market $105,000 Active 43 DOM
8. 2026-06-02
   days on market $105,000 Active 42 DOM
9. 2026-06-01
   days on market $105,000 Active 41 DOM
10. 2026-05-31
    days on market $105,000 Active 40 DOM
11. 2026-05-30
    days on market $105,000 Active 39 DOM
12. 2026-05-14
    status Active 590-char remark

    Show marketing remark (590 chars)

    246 Church St DeRidder, LouisianaThere's something special about HOMES TUCKED into the quiet streets near the country club -- a sense of CALM, CHARM, and COMMUNITY that instantly feels welcoming. 246 Church Street offers just that feeling. .Situated on approximately . 20+/- acre, this COZY 3-bedroom, 1-bath home offers a comfortable space where life can slow down and SIMPLE MOMENTS matter most. Step inside to a layout that feels WARM AND INVITING, with living spaces designed for everyday comfort and connection. The backyard offers room to RELAX, garden, or simply enjoy the outdoors.

13. 2026-04-02
    historical 590-char remark

    Show marketing remark (590 chars)

    246 Church St DeRidder, LouisianaThere's something special about HOMES TUCKED into the quiet streets near the country club -- a sense of CALM, CHARM, and COMMUNITY that instantly feels welcoming. 246 Church Street offers just that feeling. .Situated on approximately . 20+/- acre, this COZY 3-bedroom, 1-bath home offers a comfortable space where life can slow down and SIMPLE MOMENTS matter most. Step inside to a layout that feels WARM AND INVITING, with living spaces designed for everyday comfort and connection. The backyard offers room to RELAX, garden, or simply enjoy the outdoors.

14. 2026-03-10
    listed $105,000 Active 590-char remark

    Show marketing remark (590 chars)

    246 Church St DeRidder, LouisianaThere's something special about HOMES TUCKED into the quiet streets near the country club -- a sense of CALM, CHARM, and COMMUNITY that instantly feels welcoming. 246 Church Street offers just that feeling. .Situated on approximately . 20+/- acre, this COZY 3-bedroom, 1-bath home offers a comfortable space where life can slow down and SIMPLE MOMENTS matter most. Step inside to a layout that feels WARM AND INVITING, with living spaces designed for everyday comfort and connection. The backyard offers room to RELAX, garden, or simply enjoy the outdoors.

15. 2025-10-30
    price $95,000
16. 2025-07-07
    price $109,000
17. 2005-11-29
    soldstatus $47,900
18. 2005-11-28
    soldstatus
19. 2003-04-02
    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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $12,766
• − Mortgage interest: −$5,882
• − Property taxes: −$586
• − Insurance: −$525
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$3,055
• Taxable income: $677
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,205/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 — DeRidder

• Score: 72/100
• State rank: #43
• US rank: #6227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeRidder, LA
• Population (ZIP): 25,038

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▼ -57.61%
• Current HPI: 130.4445
• 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

+119.2% since first listed

8 events — show timeline

• 2026-05-14 Relisted — GFPAR
• 2026-04-02 Delisted — GFPAR
• 2026-03-10 Listed $105,000 GFPAR
• 2025-10-30 Price Changed $95,000 GFPAR
• 2025-07-07 Price Changed $109,000 GFPAR
• 2005-11-29 Sold (Public Records) $47,900 Public Records
• 2005-11-28 Sold (MLS) — GFPAR
• 2003-04-02 Sold (MLS) — GFPAR

Property tax history

+1.6%/yr

Latest (2025): $586 · +0.7% YoY. Source: county tax records.