601 S Helen St · DeRidder, LA 70634

$57,000

3 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 297 Days on market

Built 1990 4,792 sqft lot $42/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This solid brick home on a slab offers great structural integrity and good bones, making it an excellent opportunity for the right buyer. With a little vision and TLC, this property has the potential to be transformed into a truly charming residence. Featuring a timeless brick exterior and a layout that lends itself to updates, it's an ideal choice for investors, first-time buyers, or anyone looking to customize a home to their own style. Don't miss the chance to bring out the full potential in this property.

Key facts

• 4,792 sq ft lot
• Listed 296 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 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 $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $23k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.91%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (median comp): $114,621
• List price: $57,000
• Delta: -50.27%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Cain Ave	0.75mi	3/2.0	1,400 (+4%)	1mo	$129,900	$93	53
817 Vine St	0.71mi	3/2.0	1,235 (-8%)	2mo	$142,950	$116	48
502 Vine St	0.63mi	3/2.0	1,170 (-13%)	1mo	$147,000	$126	44
137 Country Club Cir	0.57mi	3/3.0	1,212 (-10%)	11mo	$108,000	$89	40

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: 40.8%
• Equity multiple: 2.75×
• Total profit: $27,958
• Equity at exit: $8,499

10-year hold

• IRR: 47.1%
• Equity multiple: 5.53×
• Total profit: $72,239
• Equity at exit: $4,928

Cash invested: $15,960 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $584

Break-even live

Break-even rent $461

Max offer price $57,000

Occupancy floor 46%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 W 9th St Deridder, LA	3.0	2.0	1224	$1,200	$0.98	43d	1	1.39mi

Listing history 24 events

1. 2026-06-19
   days on market $57,000 Active 297 DOM
2. 2026-06-18
   days on market $57,000 Active 296 DOM
3. 2026-06-17
   days on market $57,000 Active 295 DOM
4. 2026-06-16
   days on market $57,000 Active 294 DOM
5. 2026-06-15
   days on market $57,000 Active 293 DOM
6. 2026-06-14
   days on market $57,000 Active 291 DOM
7. 2026-06-13
   days on market $57,000 Active 290 DOM
8. 2026-06-10
   days on market $57,000 Active 288 DOM
9. 2026-06-09
   days on market $57,000 Active 287 DOM
10. 2026-06-08
    days on market $57,000 Active 286 DOM
11. 2026-06-07
    days on market $57,000 Active 285 DOM
12. 2026-06-03
    days on market $57,000 Active 281 DOM
13. 2026-06-02
    days on market $57,000 Active 280 DOM
14. 2026-06-01
    days on market $57,000 Active 279 DOM
15. 2026-05-31
    days on market $57,000 Active 278 DOM
16. 2026-05-30
    days on market $57,000 Active 277 DOM
17. 2026-02-26
    status Active 514-char remark

    Show marketing remark (514 chars)

    This solid brick home on a slab offers great structural integrity and good bones, making it an excellent opportunity for the right buyer. With a little vision and TLC, this property has the potential to be transformed into a truly charming residence. Featuring a timeless brick exterior and a layout that lends itself to updates, it's an ideal choice for investors, first-time buyers, or anyone looking to customize a home to their own style. Don't miss the chance to bring out the full potential in this property.

18. 2026-02-19
    historical 514-char remark

    Show marketing remark (514 chars)

    This solid brick home on a slab offers great structural integrity and good bones, making it an excellent opportunity for the right buyer. With a little vision and TLC, this property has the potential to be transformed into a truly charming residence. Featuring a timeless brick exterior and a layout that lends itself to updates, it's an ideal choice for investors, first-time buyers, or anyone looking to customize a home to their own style. Don't miss the chance to bring out the full potential in this property.

19. 2026-02-10
    price $57,000 514-char remark

    Show marketing remark (514 chars)

    This solid brick home on a slab offers great structural integrity and good bones, making it an excellent opportunity for the right buyer. With a little vision and TLC, this property has the potential to be transformed into a truly charming residence. Featuring a timeless brick exterior and a layout that lends itself to updates, it's an ideal choice for investors, first-time buyers, or anyone looking to customize a home to their own style. Don't miss the chance to bring out the full potential in this property.

20. 2025-09-08
    price $65,000 514-char remark

    Show marketing remark (514 chars)

    This solid brick home on a slab offers great structural integrity and good bones, making it an excellent opportunity for the right buyer. With a little vision and TLC, this property has the potential to be transformed into a truly charming residence. Featuring a timeless brick exterior and a layout that lends itself to updates, it's an ideal choice for investors, first-time buyers, or anyone looking to customize a home to their own style. Don't miss the chance to bring out the full potential in this property.

21. 2025-08-19
    listed $80,000 Active 514-char remark

    Show marketing remark (514 chars)

    This solid brick home on a slab offers great structural integrity and good bones, making it an excellent opportunity for the right buyer. With a little vision and TLC, this property has the potential to be transformed into a truly charming residence. Featuring a timeless brick exterior and a layout that lends itself to updates, it's an ideal choice for investors, first-time buyers, or anyone looking to customize a home to their own style. Don't miss the chance to bring out the full potential in this property.

22. 2008-11-14
    soldstatus $47,000
23. 2004-07-23
    soldstatus
24. 2001-08-09
    listed $10,800

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $496 · $41/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $14,400
• − Mortgage interest: −$3,193
• − Property taxes: −$496
• − Insurance: −$285
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,658
• Taxable income: $6,464
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $5,457/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

+427.8% since first listed

8 events — show timeline

• 2026-02-26 Relisted — GFPAR
• 2026-02-19 Delisted — GFPAR
• 2026-02-10 Price Changed $57,000 GFPAR
• 2025-09-08 Price Changed $65,000 GFPAR
• 2025-08-19 Listed $80,000 GFPAR
• 2008-11-14 Sold (Public Records) $47,000 Public Records
• 2004-07-23 Sold (Public Records) — Public Records
• 2001-08-09 Listed $10,800 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2025): $496 · +0.7% YoY. Source: county tax records.