145 Loop Rd · Minden, LA 71055

$134,900

4 bd · 2.0 ba · 1,946 sqft · SingleFamily · 125 Days on market

Built 1950 0.32 ac lot $69/sqft · 8% below area Est $146k · 8% 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 +19.3/30.0
• ARV discount +11.0/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• 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

Listing remarks MLS

Large brick home on a slab that has so much to offer!!This home has 4 bedrooms, two baths, two kitchens with approx.1946 heated sq. ft. There is an extra large Den that previous owner used for a day care. It would make a great place for children to watch TV, play games and have friends over. The home has two kitchens. It could easily be converted into a duplex, great place for room mates, or would make a nice mother in law suite. The home has a large fenced back yard that is fenced off into two areas and a brick shop on a slab that is approx. 604 sq. ft. with two single garage doors with access to the street. Roof on house installed in 2017. Please call to view this home!

Key facts

• Large back yard
• Brick shop on slab
• Extra large den

Tags

• EXTRA LARGE DEN
• LARGE BACK YARD
• BRICK SHOP ON SLAB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $118k (12.4% below list).
• Recommended offer: $118k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 $933 of loan paydown is wiped out by about $4k 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 125 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,194 (12.4% below list)

Questions for the listing agent

1. It's been on market 125 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 1950 — 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. 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?
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: 0.88% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

• ARV (median comp): $146,448
• List price: $134,900
• Delta: -7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Ellis Dr	0.10mi	3/2.0 (-1)	1,844 (-5%)	3mo	$194,900	$106	79
410 Marshall St	0.60mi	3/2.0 (-1)	1,795 (-8%)	3mo	$45,000	$25	52
1009 Brenda Cir	0.39mi	3/2.0 (-1)	1,700 (-13%)	9mo	$158,500	$93	48
512 Goodwill St	0.68mi	3/3.0 (-1)	1,961 (+1%)	21mo	$90,000	$46	41

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,539
• Equity at exit: $20,114

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $884
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $147

Break-even live

Break-even rent $995

Max offer price $134,900

Occupancy floor 83%

Sensitivity live

Price	-10% $224	-5% $186	+0% $147	+5% $-45	+10% $-92
Rent	-10% $54	-5% $101	+0% $147	+5% $194	+10% $241
Rate	-1.0pp $215	-0.5pp $182	base $147	+0.5pp $113	+1.0pp $77

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $134,900 Active 125 DOM
2. 2026-06-17
   days on market $134,900 Active 124 DOM
3. 2026-06-16
   days on market $134,900 Active 123 DOM
4. 2026-06-15
   days on market $134,900 Active 122 DOM
5. 2026-06-14
   days on market $134,900 Active 120 DOM
6. 2026-06-13
   days on market $134,900 Active 119 DOM
7. 2026-06-10
   days on market $134,900 Active 117 DOM
8. 2026-06-09
   days on market $134,900 Active 116 DOM
9. 2026-06-08
   days on market $134,900 Active 115 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    statusdays on market $134,900 Active 114 DOM
12. 2026-06-02
    days on market $134,900 Active Contingent 109 DOM
13. 2026-06-01
    days on market $134,900 Active Contingent 108 DOM
14. 2026-05-31
    days on market $134,900 Active Contingent 107 DOM
15. 2026-05-30
    days on market $134,900 Active Contingent 106 DOM
16. 2026-03-11
    price $134,900 685-char remark

    Show marketing remark (685 chars)

    Large brick home on a slab that has so much to offer!!This home has 4 bedrooms, two baths, two kitchens with approx.1946 heated sq. ft. There is an extra large Den that previous owner used for a day care. It would make a great place for children to watch TV, play games and have friends over. The home has two kitchens. It could easily be converted into a duplex, great place for room mates, or would make a nice mother in law suite. The home has a large fenced back yard that is fenced off into two areas and a brick shop on a slab that is approx. 604 sq. ft. with two single garage doors with access to the street. Roof on house installed in 2017. Please call to view this home!

17. 2026-03-11
    status Active 685-char remark

    Show marketing remark (685 chars)

    Large brick home on a slab that has so much to offer!!This home has 4 bedrooms, two baths, two kitchens with approx.1946 heated sq. ft. There is an extra large Den that previous owner used for a day care. It would make a great place for children to watch TV, play games and have friends over. The home has two kitchens. It could easily be converted into a duplex, great place for room mates, or would make a nice mother in law suite. The home has a large fenced back yard that is fenced off into two areas and a brick shop on a slab that is approx. 604 sq. ft. with two single garage doors with access to the street. Roof on house installed in 2017. Please call to view this home!

18. 2026-03-03
    historical Active Contingent 685-char remark

    Show marketing remark (685 chars)

    Large brick home on a slab that has so much to offer!!This home has 4 bedrooms, two baths, two kitchens with approx.1946 heated sq. ft. There is an extra large Den that previous owner used for a day care. It would make a great place for children to watch TV, play games and have friends over. The home has two kitchens. It could easily be converted into a duplex, great place for room mates, or would make a nice mother in law suite. The home has a large fenced back yard that is fenced off into two areas and a brick shop on a slab that is approx. 604 sq. ft. with two single garage doors with access to the street. Roof on house installed in 2017. Please call to view this home!

19. 2026-02-13
    listed $129,500 Active 685-char remark

    Show marketing remark (685 chars)

    Large brick home on a slab that has so much to offer!!This home has 4 bedrooms, two baths, two kitchens with approx.1946 heated sq. ft. There is an extra large Den that previous owner used for a day care. It would make a great place for children to watch TV, play games and have friends over. The home has two kitchens. It could easily be converted into a duplex, great place for room mates, or would make a nice mother in law suite. The home has a large fenced back yard that is fenced off into two areas and a brick shop on a slab that is approx. 604 sq. ft. with two single garage doors with access to the street. Roof on house installed in 2017. Please call to view this home!

20. 2009-06-11
    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: $271 · $23/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$471/yr (+$39/mo · 173.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $14,183
• − Mortgage interest: −$7,556
• − Property taxes: −$271
• − Insurance: −$674
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,924
• Taxable loss: −$513
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,893/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

+4.2% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $134,900 NTREIS
• 2026-03-11 Relisted — NTREIS
• 2026-03-03 Contingent — NTREIS
• 2026-02-13 Listed $129,500 NTREIS
• 2009-06-11 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $271 · +1.4% YoY. Source: county tax records.