513 Patrick St · Minden, LA 71055

$79,999

3 bd · 1.0 ba · 1,140 sqft · SingleFamily · 8 Days on market

Built 1976 0.27 ac lot Est $138k · 42% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Key facts

• 0.27 acre lot
• Parking
• Built 1976

Property features AI

Finance

• Other: County: Webster; Country: United States; Subdivision: Sand Hills Sub
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport; Carport with 1 covered space; Additional parking available
• Utilities: City water; City sewer; Not located in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1976; Entry level: 1 story
• Construction: Year built: 1976
• Exterior features: Lot in Sand Hills Subdivision; Lot is less than 0.5 acre (approximately 0.268 acre); Directions: Shepperd St to Patrick

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; 2 total rooms; 1 living area; 1 dining area; Other interior features
• Laundry & utility: No built-in laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.9% vs local median 5.2% 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: schools C-, amenities D, crime 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.
• Market conditions: 133 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,999

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.28% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $137,940
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Fincher Rd	0.28mi	2/1.5 (-1)	1,270 (+11%)	2mo	$155,000	$122	60
406 Patrick St	0.29mi	2/1.0 (-1)	1,190 (+4%)	22mo	$72,000	$61	56
412 Goode Ave	0.46mi	2/1.0 (-1)	1,100 (-4%)	14mo	$160,000	$145	56
802 Cline St	0.69mi	3/1.5	1,200 (+5%)	4mo	$145,000	$121	54
806 Claiborne St	0.70mi	3/1.0	1,100 (-4%)	11mo	$149,000	$135	52
701 E Union St	0.46mi	2/1.0 (-1)	995 (-13%)	3mo	$33,000	$33	50
727 Plum	0.73mi	3/1.0	1,102 (-3%)	13mo	$70,000	$64	49
320 Spann St	0.47mi	2/1.0 (-1)	1,000 (-12%)	15mo	$15,000	$15	40

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $6,785
• Equity at exit: $11,928

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $31,283
• Equity at exit: $6,917

Cash invested: $22,400 (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 71055

• Active inventory: 133
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $310

Break-even live

Break-even rent $627

Max offer price $79,999

Occupancy floor 65%

Sensitivity live

Price	-10% $356	-5% $333	+0% $310	+5% $288	+10% $265
Rent	-10% $230	-5% $270	+0% $310	+5% $351	+10% $391
Rate	-1.0pp $351	-0.5pp $331	base $310	+0.5pp $290	+1.0pp $269

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $79,999 Active 8 DOM
2. 2026-06-17
   days on market $79,999 Active 7 DOM
3. 2026-06-16
   price $79,999 Active 6 DOM
4. 2026-06-16
   days on market $89,000 Active 6 DOM
5. 2026-06-15
   days on market $89,000 Active 5 DOM
6. 2026-06-14
   days on market $89,000 Active 3 DOM
7. 2026-06-13
   listed $89,000 Active 2 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $512 · $43/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $12,242
• − Mortgage interest: −$4,481
• − Property taxes: −$512
• − Insurance: −$400
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,327
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,110/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

1 event — show timeline

• 2026-06-10 Listed $89,000 NTREIS

Property tax history

+3.2%/yr

Latest (2025): $512 · +1.4% YoY. Source: county tax records.