412 Yoakum Ave · DeQuincy, LA 70633

$99,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 72 Days on market

Built 1963 6,970 sqft lot $98/sqft · 7% below area Est $107k · 7% 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 +21.7/30.0
• ARV discount +10.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming cottage in DeQuincy! With 2 bedrooms and 1 bathroom, this sweet corner-lot home is full of character. You’ll love the warmth of the real hardwood floors flowing throughout, giving the whole space a cozy, inviting feel. The fenced backyard is the perfect place to unwind—complete with a covered patio for relaxing afternoons and a workshop ready for hobbies, projects, or extra storage. This cottage is a perfect blend of charm and comfort, just waiting for its new owner to make it home.

Key facts

• 6,970 sq ft lot
• Built 1963
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $93k (6.3% below list).
• Recommended offer: $93k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.6% in DeQuincy — 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 71/100 on livability (#51 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 $55k; list at $99k implies a 80% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,720 (6.3% below list)

Questions for the listing agent

1. It's been on market 72 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 1963 — 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. 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?
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: 0.94% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $106,901
• List price: $99,000
• Delta: -7.39%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 S Perkins St S	0.08mi	2/1.0	1,036 (+3%)	14mo	$97,500	$94	80
306 Coffee St	0.19mi	2/1.0	1,139 (+13%)	2mo	$100,000	$88	68
320 N Frazier St	0.51mi	3/1.0 (+1)	920 (-9%)	5mo	$120,000	$130	52
306 N Green St N	0.43mi	3/2.0 (+1)	1,036 (+3%)	23mo	$115,000	$111	47

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,398
• Equity at exit: $14,761

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $6,709
• Equity at exit: $8,560

Cash invested: $27,720 (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 70633

• Active inventory: 108
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $152

Break-even live

Break-even rent $735

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $208	-5% $180	+0% $152	+5% $124	+10% $96
Rent	-10% $79	-5% $116	+0% $152	+5% $189	+10% $225
Rate	-1.0pp $202	-0.5pp $177	base $152	+0.5pp $127	+1.0pp $100

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,000 Active 72 DOM
2. 2026-06-18
   days on market $99,000 Active 71 DOM
3. 2026-06-17
   days on market $99,000 Active 70 DOM
4. 2026-06-16
   days on market $99,000 Active 69 DOM
5. 2026-06-15
   days on market $99,000 Active 68 DOM
6. 2026-06-14
   days on market $99,000 Active 66 DOM
7. 2026-06-13
   days on market $99,000 Active 65 DOM
8. 2026-06-10
   days on market $99,000 Active 63 DOM
9. 2026-06-09
   days on market $99,000 Active 62 DOM
10. 2026-06-08
    days on market $99,000 Active 61 DOM
11. 2026-06-07
    days on market $99,000 Active 60 DOM
12. 2026-06-05
    days on market $99,000 Active 57 DOM
13. 2026-06-02
    days on market $99,000 Active 55 DOM
14. 2026-06-01
    days on market $99,000 Active 54 DOM
15. 2026-05-31
    days on market $99,000 Active 53 DOM
16. 2026-05-30
    days on market $99,000 Active 52 DOM
17. 2025-10-02
    listed $99,000 Active 529-char remark

    Show marketing remark (529 chars)

    Welcome home to this charming cottage in DeQuincy! With 2 bedrooms and 1 bathroom, this sweet corner-lot home is full of character. You’ll love the warmth of the real hardwood floors flowing throughout, giving the whole space a cozy, inviting feel. The fenced backyard is the perfect place to unwind—complete with a covered patio for relaxing afternoons and a workshop ready for hobbies, projects, or extra storage. This cottage is a perfect blend of charm and comfort, just waiting for its new owner to make it home.

18. 2022-08-09
    soldstatus
19. 2013-12-12
    soldstatus $55,000
20. 2013-07-22
    listed $57,000
21. 2004-07-06
    soldstatus $36,500

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$306/yr (+$26/mo · 128.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $11,126
• − Mortgage interest: −$5,546
• − Property taxes: −$238
• − Insurance: −$495
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$2,880
• Taxable income: $187
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,782/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — DeQuincy

• Score: 71/100
• State rank: #51
• US rank: #7288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeQuincy, LA
• Population (ZIP): 8,178

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.41%
• Current HPI: 90.4407
• 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

+171.2% since first listed

5 events — show timeline

• 2025-10-02 Listed $99,000 SWLAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2013-12-12 Sold (Public Records) $55,000 Public Records
• 2013-07-22 Listed $57,000 GFPAR
• 2004-07-06 Sold (Public Records) $36,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $238 · +1.5% YoY. Source: county tax records.