945 Myrtle St · DeQuincy, LA 70633

$92,000

5 bd · 2.0 ba · 3,086 sqft · SingleFamily · 78 Days on market

Built 1969 0.37 ac lot $30/sqft · 72% below area ↓ 16% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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 to this 5-bedroom, 2-bath home nestled on a . 37-acre lot. Home features a spacious living room with fireplace, large bedrooms, and kitchen with granite countertops. Fenced backyard with covered front and rear porch. Don't miss this opportunity—schedule your showing today!

Key facts

• Covered front porch
• Granite countertops
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED FRONT PORCH
• COVERED REAR PORCH
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $57 ($689/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 $636 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 78 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $329,074
• List price: $92,000
• Delta: -72.04%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-10,990
• Equity at exit: $13,717

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-3,806
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $57

Break-even live

Break-even rent $1,296

Max offer price $92,000

Occupancy floor 91%

Sensitivity live

Price	-10% $110	-5% $83	+0% $57	+5% $31	+10% $5
Rent	-10% $-51	-5% $3	+0% $57	+5% $112	+10% $166
Rate	-1.0pp $104	-0.5pp $81	base $57	+0.5pp $34	+1.0pp $9

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $92,000 Active 78 DOM
2. 2026-06-18
   days on market $92,000 Active 77 DOM
3. 2026-06-17
   days on market $92,000 Active 76 DOM
4. 2026-06-16
   days on market $92,000 Active 75 DOM
5. 2026-06-15
   days on market $92,000 Active 74 DOM
6. 2026-06-14
   days on market $92,000 Active 72 DOM
7. 2026-06-13
   days on market $92,000 Active 71 DOM
8. 2026-06-10
   days on market $92,000 Active 69 DOM
9. 2026-06-09
   days on market $92,000 Active 68 DOM
10. 2026-06-08
    days on market $92,000 Active 67 DOM
11. 2026-06-07
    days on market $92,000 Active 66 DOM
12. 2026-06-05
    days on market $92,000 Active 63 DOM
13. 2026-06-02
    days on market $92,000 Active 61 DOM
14. 2026-06-01
    days on market $92,000 Active 60 DOM
15. 2026-05-31
    days on market $92,000 Active 59 DOM
16. 2026-05-30
    days on market $92,000 Active 58 DOM
17. 2026-05-19
    price $92,000 287-char remark

    Show marketing remark (287 chars)

    Welcome to this 5-bedroom, 2-bath home nestled on a . 37-acre lot. Home features a spacious living room with fireplace, large bedrooms, and kitchen with granite countertops. Fenced backyard with covered front and rear porch. Don't miss this opportunity—schedule your showing today!

18. 2026-04-02
    listed $100,000 Active 287-char remark

    Show marketing remark (287 chars)

    Welcome to this 5-bedroom, 2-bath home nestled on a . 37-acre lot. Home features a spacious living room with fireplace, large bedrooms, and kitchen with granite countertops. Fenced backyard with covered front and rear porch. Don't miss this opportunity—schedule your showing today!

19. 2015-09-17
    soldstatus 402-char remark

    Show marketing remark (402 chars)

    48 Hr. Right of First Refusal in Effect. Very nice 5Bed/2Bath home w/ over 3000 sqft of heated/living space! Situated on 3 city lots off of a nice, quiet, street this home is perfect for anyone wanting a large home at a great price!Home includes 5 large bedrooms w/ great closet space, large living room and separate den area, 2 wood buring fireplaces. 2 car carport, fenced yard, porch length of home.

20. 2015-09-17
    soldstatus

    Show marketing remark (402 chars)

    48 Hr. Right of First Refusal in Effect. Very nice 5Bed/2Bath home w/ over 3000 sqft of heated/living space! Situated on 3 city lots off of a nice, quiet, street this home is perfect for anyone wanting a large home at a great price!Home includes 5 large bedrooms w/ great closet space, large living room and separate den area, 2 wood buring fireplaces. 2 car carport, fenced yard, porch length of home.

21. 2015-09-17
    soldstatus $107,000

    Show marketing remark (402 chars)

    48 Hr. Right of First Refusal in Effect. Very nice 5Bed/2Bath home w/ over 3000 sqft of heated/living space! Situated on 3 city lots off of a nice, quiet, street this home is perfect for anyone wanting a large home at a great price!Home includes 5 large bedrooms w/ great closet space, large living room and separate den area, 2 wood buring fireplaces. 2 car carport, fenced yard, porch length of home.

22. 2015-06-11
    listed $110,000 402-char remark

    Show marketing remark (402 chars)

    48 Hr. Right of First Refusal in Effect. Very nice 5Bed/2Bath home w/ over 3000 sqft of heated/living space! Situated on 3 city lots off of a nice, quiet, street this home is perfect for anyone wanting a large home at a great price!Home includes 5 large bedrooms w/ great closet space, large living room and separate den area, 2 wood buring fireplaces. 2 car carport, fenced yard, porch length of home.

23. 2014-10-10
    listed $110,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $915 · $76/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 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,421
• − Mortgage interest: −$5,153
• − Property taxes: −$915
• − Insurance: −$5,578
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,676
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $817/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

-16.4% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $92,000 SWLAR
• 2026-04-02 Listed $100,000 SWLAR
• 2015-09-17 Sold (Public Records) $107,000 Public Records
• 2015-09-17 Sold (MLS) — SWLAR
• 2015-09-17 Sold (MLS) — GFPAR
• 2015-06-11 Listed $110,000 GFPAR
• 2014-10-10 Listed $110,000 SWLAR

Property tax history

-0.3%/yr

Latest (2025): $915 · +1.5% YoY. Source: county tax records.