721 Roberts St · DeRidder, LA 70634

$125,000

3 bd · 2.0 ba · 1,931 sqft · SingleFamily public records · 48 Days on market

Built 1945 7,840 sqft lot $65/sqft · 22% below area Est $150k · 17% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• 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

This fully updated, move-in-ready home is the epitome of charm! Featuring a light-filled living area, hardwood flooring, a formal dining room and large primary suite, this home offers the perfect blend of modern amenities and timeless character. The renovated kitchen comes equipped with all appliances and the laundry room includes a washer and dryer. The central location is close to several schools and the Beauregard Parish Fair Grounds where you'll find festivals and events year-round.

Key facts

• 7,840 sq ft lot
• Built 1945
• Listed 48 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available
• Home design: Single-family house; One story
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 134 feet

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-38 ($-461/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (20.0% below list).
• Recommended offer: $100k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in DeRidder — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $149,891
• List price: $125,000
• Delta: -16.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 N Frusha Dr	0.34mi	3/2.0	1,698 (-12%)	2mo	$171,000	$101	63
1118 Walnut St	0.54mi	3/2.0	1,807 (-6%)	9mo	$233,000	$129	57
1305 Bilbo St	0.44mi	3/2.5	2,150 (+11%)	10mo	$139,900	$65	50
302 S Royal St	0.75mi	2/2.0 (-1)	1,842 (-5%)	9mo	$203,000	$110	45
629 Auburn Dr	0.57mi	4/1.5 (+1)	1,671 (-14%)	2mo	$149,000	$89	42
1200 N Texas St	0.75mi	4/2.0 (+1)	1,997 (+3%)	24mo	$309,999	$155	35

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-22,710
• Equity at exit: $18,638

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-22,954
• Equity at exit: $10,808

Cash invested: $35,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-38

Break-even live

Break-even rent $1,049

Max offer price $118,211

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-3	+0% $-38	+5% $-74	+10% $-109
Rent	-10% $-117	-5% $-78	+0% $-38	+5% $1	+10% $41
Rate	-1.0pp $25	-0.5pp $-7	base $-38	+0.5pp $-71	+1.0pp $-104

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.04mi

Listing history 43 events

1. 2026-06-21
   days on market $125,000 Active 48 DOM
2. 2026-06-19
   days on market $125,000 Active 46 DOM
3. 2026-06-18
   days on market $125,000 Active 45 DOM
4. 2026-06-17
   days on market $125,000 Active 44 DOM
5. 2026-06-16
   days on market $125,000 Active 43 DOM
6. 2026-06-15
   days on market $125,000 Active 42 DOM
7. 2026-06-14
   days on market $125,000 Active 40 DOM
8. 2026-06-13
   days on market $125,000 Active 39 DOM
9. 2026-06-10
   days on market $125,000 Active 37 DOM
10. 2026-06-09
    days on market $125,000 Active 36 DOM
11. 2026-06-09
    price $125,000 Active 35 DOM
12. 2026-06-08
    days on market $133,000 Active 35 DOM
13. 2026-06-07
    days on market $133,000 Active 34 DOM
14. 2026-06-03
    days on market $133,000 Active 30 DOM
15. 2026-06-02
    days on market $133,000 Active 29 DOM
16. 2026-06-01
    days on market $133,000 Active 28 DOM
17. 2026-05-31
    days on market $133,000 Active 27 DOM
18. 2026-05-30
    days on market $133,000 Active 26 DOM
19. 2026-05-04
    listed $133,000 Active 220-char remark
20. 2024-01-22
    soldstatus 491-char remark

    Show marketing remark (491 chars)

    This fully updated, move-in-ready home is the epitome of charm! Featuring a light-filled living area, hardwood flooring, a formal dining room and large primary suite, this home offers the perfect blend of modern amenities and timeless character. The renovated kitchen comes equipped with all appliances and the laundry room includes a washer and dryer. The central location is close to several schools and the Beauregard Parish Fair Grounds where you'll find festivals and events year-round.

21. 2024-01-12
    soldstatus Closed

    Show marketing remark (511 chars)

    This fully updated, move-in-ready home is the epitome of charm! Featuring a light-filled living area, hardwood flooring, a formal dining room and a large primary suite, this home offers the perfect blend of modern amenities and timeless character. The renovated kitchen comes equipped with all appliances and the laundry room includes a washer and dryer. The central location is within walking distance to several schools and the Beauregard Parish Fair Grounds where you'll find festivals and events year-round.

22. 2023-09-13
    listed $150,000 491-char remark

    Show marketing remark (511 chars)

    This fully updated, move-in-ready home is the epitome of charm! Featuring a light-filled living area, hardwood flooring, a formal dining room and a large primary suite, this home offers the perfect blend of modern amenities and timeless character. The renovated kitchen comes equipped with all appliances and the laundry room includes a washer and dryer. The central location is within walking distance to several schools and the Beauregard Parish Fair Grounds where you'll find festivals and events year-round.

23. 2023-09-13
    listed $150,000 Active

    Show marketing remark (511 chars)

    This fully updated, move-in-ready home is the epitome of charm! Featuring a light-filled living area, hardwood flooring, a formal dining room and a large primary suite, this home offers the perfect blend of modern amenities and timeless character. The renovated kitchen comes equipped with all appliances and the laundry room includes a washer and dryer. The central location is within walking distance to several schools and the Beauregard Parish Fair Grounds where you'll find festivals and events year-round.

24. 2023-01-19
    listed $161,000 Active
25. 2022-08-16
    price $161,000
26. 2022-08-09
    soldstatus
27. 2022-07-20
    listed $163,500 Active
28. 2022-04-28
    soldstatus $155,900
29. 2022-03-09
    listed $155,900
30. 2021-10-08
    soldstatus
31. 2021-10-08
    soldstatus $140,900
32. 2021-07-30
    listed $144,900
33. 2018-06-29
    soldstatus
34. 2018-06-29
    soldstatus $105,000
35. 2018-03-27
    listed $105,900
36. 2016-06-21
    soldstatus $94,500
37. 2016-06-16
    soldstatus
38. 2015-12-29
    listed $94,500
39. 2014-01-13
    soldstatus $47,435
40. 2012-10-23
    soldstatus
41. 2012-09-21
    listed $52,500
42. 2004-07-22
    soldstatus $25,000
43. 2004-07-21
    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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 ≥110°F today · 21 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: $12,000
• − Mortgage interest: −$7,002
• − Property taxes: −$1,450
• − Insurance: −$625
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,636
• Taxable loss: −$2,633
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $171/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

+400.0% since first listed

26 events — show timeline

• 2026-06-08 Price Changed $125,000 SWLAR
• 2026-05-04 Listed $133,000 SWLAR
• 2024-01-22 Sold (MLS) — SWLAR
• 2024-01-12 Sold (MLS) — GFPAR
• 2023-09-13 Listed $150,000 GFPAR
• 2023-09-13 Listed $150,000 SWLAR
• 2023-01-19 Listed $161,000 GFPAR
• 2022-08-16 Price Changed $161,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2022-07-20 Listed $163,500 GFPAR
• 2022-04-28 Sold (Public Records) $155,900 Public Records
• 2022-03-09 Listed $155,900 GFPAR
• 2021-10-08 Sold (Public Records) $140,900 Public Records
• 2021-10-08 Sold (MLS) — GFPAR
• 2021-07-30 Listed $144,900 GFPAR
• 2018-06-29 Sold (Public Records) $105,000 Public Records
• 2018-06-29 Sold (MLS) — GFPAR
• 2018-03-27 Listed $105,900 GFPAR
• 2016-06-21 Sold (Public Records) $94,500 Public Records
• 2016-06-16 Sold (MLS) — GFPAR
• 2015-12-29 Listed $94,500 GFPAR
• 2014-01-13 Sold (Public Records) $47,435 Public Records
• 2012-10-23 Sold (MLS) — GFPAR
• 2012-09-21 Listed $52,500 GFPAR
• 2004-07-22 Sold (Public Records) $25,000 Public Records
• 2004-07-21 Sold (MLS) — GFPAR

Property tax history

+16.4%/yr

Latest (2025): $1,450 · +0.7% YoY. Source: county tax records.