328 S Talton St · Minden, LA 71055

$114,900

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 422 Days on market

Built 1960 0.44 ac lot $82/sqft · 23% above area Est $94k · 23% over

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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).

• Cash flow +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely remodeled home with 2 bedrooms and 2 full baths. Large living room and nice size kitchen. New flooring throughout. New kitchen appliances. New hot water heater. Has a room for an office or could be used as a 3rd bedroom. 1 car attached garage. Large lot. AGENTS: see agent remarks.

Key facts

• New flooring
• New hot water heater
• Room for office

Tags

• REMODELED HOME
• NEW FLOORING
• NEW KITCHEN APPLIANCES
• NEW HOT WATER HEATER
• ROOM FOR OFFICE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $107k (6.6% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% in Minden — 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 68/100 on livability (#92 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, crime F, commute F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J. L. Jones Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 334 students, 53% FRL); Webster Junior High School (math 13% / reading 21%, grade F, #174 of 218 statewide, top 81%, 519 students, 50% FRL); Minden High School (math 27% / reading 27%, grade F, #136 of 265 statewide, top 55%, 807 students, 44% FRL).
• Market conditions: 136 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 422 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.93% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $93,785
• List price: $114,900
• Delta: 22.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Joel St	0.23mi	3/2.0 (+1)	1,201 (-14%)	11mo	$35,000	$29	51
620 Durwood	0.49mi	3/2.0 (+1)	1,594 (+14%)	0mo	$179,500	$113	49
808 East St	0.58mi	3/1.5 (+1)	1,542 (+10%)	11mo	$169,900	$110	40
410 Bailey St	0.45mi	3/1.0 (+1)	1,230 (-12%)	12mo	$84,500	$69	40
410 Fort St	0.58mi	3/2.0 (+1)	1,589 (+14%)	9mo	$126,000	$79	38
804 Wood Street Woods	0.65mi	3/1.0 (+1)	1,271 (-9%)	20mo	$62,000	$49	28

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,921
• Equity at exit: $17,132

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,725
• Equity at exit: $9,934

Cash invested: $32,172 (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 71055

• Active inventory: 136
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $169

Break-even live

Break-even rent $859

Max offer price $114,900

Occupancy floor 79%

Sensitivity live

Price	-10% $234	-5% $201	+0% $169	+5% $136	+10% $104
Rent	-10% $84	-5% $126	+0% $169	+5% $211	+10% $254
Rate	-1.0pp $227	-0.5pp $198	base $169	+0.5pp $139	+1.0pp $109

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $114,900 Active 422 DOM
2. 2026-06-18
   days on market $114,900 Active 419 DOM
3. 2026-06-17
   days on market $114,900 Active 418 DOM
4. 2026-06-16
   days on market $114,900 Active 417 DOM
5. 2026-06-15
   days on market $114,900 Active 416 DOM
6. 2026-06-14
   days on market $114,900 Active 414 DOM
7. 2026-06-13
   days on market $114,900 Active 413 DOM
8. 2026-06-10
   days on market $114,900 Active 411 DOM
9. 2026-06-09
   days on market $114,900 Active 410 DOM
10. 2026-06-08
    days on market $114,900 Active 409 DOM
11. 2026-06-07
    days on market $114,900 Active 408 DOM
12. 2026-06-02
    days on market $114,900 Active 403 DOM
13. 2026-06-01
    days on market $114,900 Active 402 DOM
14. 2026-05-31
    days on market $114,900 Active 401 DOM
15. 2026-05-30
    days on market $114,900 Active 400 DOM
16. 2026-01-07
    price $114,900 288-char remark

    Show marketing remark (288 chars)

    Nicely remodeled home with 2 bedrooms and 2 full baths. Large living room and nice size kitchen. New flooring throughout. New kitchen appliances. New hot water heater. Has a room for an office or could be used as a 3rd bedroom. 1 car attached garage. Large lot. AGENTS: see agent remarks.

17. 2025-12-29
    status Active 288-char remark

    Show marketing remark (288 chars)

    Nicely remodeled home with 2 bedrooms and 2 full baths. Large living room and nice size kitchen. New flooring throughout. New kitchen appliances. New hot water heater. Has a room for an office or could be used as a 3rd bedroom. 1 car attached garage. Large lot. AGENTS: see agent remarks.

18. 2025-09-24
    historical Active Contingent 288-char remark

    Show marketing remark (288 chars)

    Nicely remodeled home with 2 bedrooms and 2 full baths. Large living room and nice size kitchen. New flooring throughout. New kitchen appliances. New hot water heater. Has a room for an office or could be used as a 3rd bedroom. 1 car attached garage. Large lot. AGENTS: see agent remarks.

19. 2025-09-12
    price $129,900 288-char remark

    Show marketing remark (288 chars)

    Nicely remodeled home with 2 bedrooms and 2 full baths. Large living room and nice size kitchen. New flooring throughout. New kitchen appliances. New hot water heater. Has a room for an office or could be used as a 3rd bedroom. 1 car attached garage. Large lot. AGENTS: see agent remarks.

20. 2025-04-25
    listed $139,900 Active 288-char remark

    Show marketing remark (288 chars)

    Nicely remodeled home with 2 bedrooms and 2 full baths. Large living room and nice size kitchen. New flooring throughout. New kitchen appliances. New hot water heater. Has a room for an office or could be used as a 3rd bedroom. 1 car attached garage. Large lot. AGENTS: see agent remarks.

21. 2023-11-09
    historical
22. 2023-03-21
    listed $36,900 Active
23. 2023-03-02
    status Pending
24. 2023-01-20
    status Active
25. 2022-11-16
    status Pending
26. 2022-10-24
    price $36,900
27. 2022-08-08
    listed $46,900 Active
28. 2022-08-05
    historical
29. 2022-07-26
    listed $46,900 Active
30. 2022-07-06
    historical
31. 2022-03-04
    listed $46,900 Active
32. 2022-03-01
    historical
33. 2021-12-27
    listed $46,900 Active
34. 2021-12-21
    historical
35. 2021-09-24
    listed $46,900 Active

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$294/yr (+$24/mo · 86.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,872
• − Mortgage interest: −$6,436
• − Property taxes: −$338
• − Insurance: −$574
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,343
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,997/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Minden

• Score: 68/100
• State rank: #92
• US rank: #9771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minden, LA
• Population (ZIP): 17,406

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.40%
• Current HPI: 117.9577
• 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

+145.0% since first listed

20 events — show timeline

• 2026-01-07 Price Changed $114,900 NTREIS
• 2025-12-29 Relisted — NTREIS
• 2025-09-24 Contingent — NTREIS
• 2025-09-12 Price Changed $129,900 NTREIS
• 2025-04-25 Listed $139,900 NTREIS
• 2023-11-09 Listing Removed — NTREIS
• 2023-03-21 Listed $36,900 NTREIS
• 2023-03-02 Pending — NTREIS
• 2023-01-20 Relisted — NTREIS
• 2022-11-16 Pending — NTREIS
• 2022-10-24 Price Changed $36,900 NTREIS
• 2022-08-08 Listed $46,900 NTREIS
• 2022-08-05 Listing Removed — NTREIS
• 2022-07-26 Listed $46,900 NTREIS
• 2022-07-06 Listing Removed — NTREIS
• 2022-03-04 Listed $46,900 NTREIS
• 2022-03-01 Listing Removed — NTREIS
• 2021-12-27 Listed $46,900 NTREIS
• 2021-12-21 Listing Removed — NTREIS
• 2021-09-24 Listed $46,900 NTREIS

Property tax history

+3.2%/yr

Latest (2025): $338 · +1.4% YoY. Source: county tax records.