121 Hog Farm Rd · DeRidder, LA 70634

$133,500

3 bd · 2.0 ba · 1,659 sqft · SingleFamily public records · 93 Days on market

Built 1974 2.33 ac lot $80/sqft · 60% below area ↓ 3% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• 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

Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

Key facts

• Close to schools
• Minutes from canfor
• Close to dining

Tags

• TWO OUTDOOR STORAGE BUILDINGS
• MINUTES FROM CANFOR
• SHORT DRIVE TO FORT POLK
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.8% in DeRidder — 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 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.
• Market conditions: 241 active listings in the ZIP; 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 $923 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,485 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $277,516
• List price: $133,500
• Delta: -51.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,156
• Equity at exit: $19,905

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $25,225
• Equity at exit: $11,543

Cash invested: $37,380 (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: 241
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$700
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $322

Break-even live

Break-even rent $1,023

Max offer price $133,500

Occupancy floor 72%

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: $33,375
• Closing costs: $4,005
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   price $133,500 785-char remark

   Show marketing remark (785 chars)

   Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

2. 2026-05-13
   status Active 785-char remark

   Show marketing remark (785 chars)

   Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

3. 2026-04-08
   historical Active Under Contract 785-char remark

   Show marketing remark (785 chars)

   Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

4. 2026-03-23
   status Active 785-char remark

   Show marketing remark (785 chars)

   Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

5. 2026-03-14
   historical 785-char remark

   Show marketing remark (785 chars)

   Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

6. 2026-02-17
   listed $137,000 Active 785-char remark

   Show marketing remark (785 chars)

   Experience peaceful country living with everyday convenience at 121 Hog Farm Rd, a 3-bedroom, 2-bath home set on 2.33 acres. This property offers the perfect blend of space, privacy, and practicality, with excellent access to major local employers including PCA, Canfor, and a short, easy commute to Fort Polk--ideal for military personnel, contractors, or anyone wanting quick access to the base while enjoying a rural lifestyle. Inside, the home has a functional layout with both a dedicated dining area and a cozy breakfast area, giving you flexible options for family meals and gatherings. The entire 2.33 acres is fully fenced. Two large outdoor buildings provide exceptional storage for equipment, tools, vehicles, or workshop space--perfect for hobbyists, small business owners,

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $734 · $61/mo
• Expected delta: +$103/yr (+$9/mo · 16.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 22 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: $17,174
• − Mortgage interest: −$7,478
• − Property taxes: −$632
• − Insurance: −$668
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,884
• Taxable income: $1,765
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,444/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

• 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

-2.6% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $133,500 GFPAR
• 2026-05-13 Relisted — GFPAR
• 2026-04-08 Contingent — GFPAR
• 2026-03-23 Relisted — GFPAR
• 2026-03-14 Delisted — GFPAR
• 2026-02-17 Listed $137,000 GFPAR

Property tax history

+0.1%/yr

Latest (2025): $632 · +0.8% YoY. Source: county tax records.