404 David Marcantel Rd · DeQuincy, LA 70633

$90,000

3 bd · 2.0 ba · 1,860 sqft · SingleFamily · 9 Days on market

Built 1980 0.74 ac lot

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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 +8.6/10.0
• 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

Calling all visionaries, investors, and buyers ready to roll up their sleeves—404 David Marcantel Road is packed with potential! This 3-bedroom, 2-bath fixer-upper sits on approximately . 74 acres in Flood Zone X and offers 1,860 living sq ft of opportunity waiting to be brought back to life. With its farmhouse charm, spacious layout, generously sized rooms, and dedicated living/dining spaces, this home has the bones to become something truly special. Outside, the value continues with a 20x24 metal shop, two portable storage buildings, mature fruit trees, and plenty of room to create the country property you’ve been dreaming of. Whether you’re an investor looking for your

Key facts

• Metal shop
• Mature fruit trees
• Country property

Tags

• METAL SHOP
• PORTABLE STORAGE BUILDINGS
• MATURE FRUIT TREES
• COUNTRY PROPERTY

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Sewer available / private sewer; Electricity available
• Home design: Single-family house; Single-story; Faces south; Residential property — fixer condition
• Construction: No common walls; Zoned agricultural
• Exterior features: Covered front porch; Porch; Back yard; Front yard; Corner lot; Rectangular lot; Shed(s); Workshop; Has view; Paved road frontage on a city street

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Fireplace heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Ceiling fans; Wood-burning fireplace; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.1% 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.
• Zoned schools: Dequincy Primary School (260 students, 70% FRL); Dequincy Middle School (math 13% / reading 32%, grade F, #151 of 218 statewide, top 70%, 212 students, 58% FRL); Dequincy High School (math 22% / reading 47%, grade F, #106 of 265 statewide, top 43%, 324 students, 46% FRL).
• 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $90k 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.87%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $282,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
282 Marcantel Rd	0.64mi	4/2.0 (+1)	2,010 (+8%)	8mo	$305,000	$152	45

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $13,295
• Equity at exit: $13,419

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $47,369
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $438

Break-even live

Break-even rent $671

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   listed $90,000 Active
2. 2024-05-09
   soldstatus $50,000

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$251/yr (+$21/mo · 102.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $14,706
• − Mortgage interest: −$5,041
• − Property taxes: −$244
• − Insurance: −$450
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,618
• Taxable income: $3,999
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,300/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

• 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

+80.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $90,000 SWLAR
• 2024-05-09 Sold (Public Records) $50,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $244 · +0.7% YoY. Source: county tax records.