1408 Meadowbrook St · DeRidder, LA 70634

$159,000

3 bd · 2.0 ba · 1,942 sqft · SingleFamily public records · 11 Days on market

Built 1981 10,800 sqft lot $82/sqft · 25% below area Est $212k · 25% under ↓ 9% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• 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

This 3 bed, 2 bath home is priced to move and full of potential. The open kitchen flows into the living room with a cozy wood-burning fireplace, creating a warm, functional space. You'll also find a flexible formal dining area that could easily serve as a second living room or home office. Step outside to a spacious backyard with a patio, plus a garage with shelving and an additional shed for extra storage. A great opportunity to make it your own.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1981

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water service connected
• Home design: Single-family house; One story; Residential property in the Greenacres subdivision
• Exterior features: Back yard; City lot; Lot dimensions approximately 90 x 120 (0.248 acres)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $65 ($780/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 $136k (14.3% below list).
• Recommended offer: $136k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Rosepine Elementary School (math 25% / reading 50%, grade F, #247 of 646 statewide, top 39%, 830 students, 55% 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).
• Market conditions: 243 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,248 (14.3% below list)

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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $212,096
• List price: $159,000
• Delta: -25.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Meadowbrook St	0.00mi	3/2.0	1,950 (+0%)	1mo	$145,000	$74	99
112 Mayhaw St	0.21mi	3/2.0	1,827 (-6%)	6mo	$170,000	$93	75
1809 Brookhaven St	0.29mi	3/2.0	1,738 (-10%)	1mo	$214,000	$123	68
114 Maverick St	0.15mi	4/2.0 (+1)	1,785 (-8%)	10mo	$211,000	$118	66
1904 Lakeside St	0.12mi	4/2.0 (+1)	2,100 (+8%)	12mo	$259,900	$124	66
2113 Melon St	0.20mi	4/2.0 (+1)	1,726 (-11%)	9mo	$207,000	$120	60
1703 Maplewood St	0.25mi	3/2.0	1,684 (-13%)	13mo	$195,000	$116	55
1816 Briarwood St	0.25mi	3/2.0	1,706 (-12%)	16mo	$189,900	$111	55
1619 Brookhaven St	0.32mi	4/2.0 (+1)	1,670 (-14%)	3mo	$210,000	$126	54
2201 Woodlawn St	0.44mi	3/2.0	1,665 (-14%)	9mo	$218,500	$131	48
906 Greenbriar St	0.49mi	4/2.5 (+1)	2,094 (+8%)	16mo	$188,000	$90	44
815 Meadowbrook St	0.53mi	4/2.0 (+1)	1,666 (-14%)	11mo	$202,500	$122	37

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-21,659
• Equity at exit: $23,707

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-13,665
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $65

Break-even live

Break-even rent $1,280

Max offer price $159,000

Occupancy floor 90%

Sensitivity live

Price	-10% $155	-5% $110	+0% $65	+5% $20	+10% $-25
Rent	-10% $-43	-5% $11	+0% $65	+5% $119	+10% $173
Rate	-1.0pp $145	-0.5pp $105	base $65	+0.5pp $24	+1.0pp $-18

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Peach St Deridder, LA	3.0	2.0	1425	$1,200	$0.84	22d	1	0.07mi
1705 Briarwood St Deridder, LA	3.0	2.0	1523	$1,790	$1.18	22d	1	0.26mi
2002 Glen Haven St Deridder, LA	3.0	2.0	1650	$1,300	$0.79	45d	1	0.64mi

Listing history 7 events

1. 2026-05-17
   status Pending 457-char remark

   Show marketing remark (451 chars)

   This 3 bed, 2 bath home is priced to move and full of potential. The open kitchen flows into the living room with a cozy wood-burning fireplace, creating a warm, functional space. You'll also find a flexible formal dining area that could easily serve as a second living room or home office. Step outside to a spacious backyard with a patio, plus a garage with shelving and an additional shed for extra storage. A great opportunity to make it your own.

2. 2026-05-05
   listed $159,000 Active 457-char remark

   Show marketing remark (451 chars)

   This 3 bed, 2 bath home is priced to move and full of potential. The open kitchen flows into the living room with a cozy wood-burning fireplace, creating a warm, functional space. You'll also find a flexible formal dining area that could easily serve as a second living room or home office. Step outside to a spacious backyard with a patio, plus a garage with shelving and an additional shed for extra storage. A great opportunity to make it your own.

3. 2003-02-10
   soldstatus
4. 2003-02-10
   soldstatus
5. 2003-02-10
   soldstatus
6. 2003-02-10
   soldstatus
7. 2003-01-31
   soldstatus 417-char remark

   Show marketing remark (417 chars)

   THIS HOME IS IN 'LIKE-NEW' CONDITION. ALL NEW CERAMIC TILE FLOORS, NEW KITCHEN COUNTER TOPS, NEW CARPET, NEW PAINT INSIDE/OUTSIDE, NEW WATER HEATER, NEW STOVE & VENT HOOD. LOCATED IN ONE OF DERIDDER'S TOP NEIGHBORHOODS. IF YOU ARE LOOKING FOR A LIKE NEW HOME AT AN AFFORDABLE PRICE, CALL TODAY * * * The owners of this property are licensed Louisiana Real Estate Broker(s)/agent(s). * * * OWNER/AGENTS * *

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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 5/10 Major
• 🌡 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: $16,350
• − Mortgage interest: −$8,906
• − Property taxes: −$1,336
• − Insurance: −$795
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,625
• Taxable loss: −$1,929
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,243/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

-8.8% since first listed

12 events — show timeline

• 2026-06-03 Sold (MLS) — SWLAR
• 2026-06-03 Sold (MLS) — GFPAR
• 2026-06-02 Sold (Public Records) $145,000 Public Records
• 2026-05-17 Delisted — GFPAR
• 2026-05-17 Pending — SWLAR
• 2026-05-05 Listed $159,000 SWLAR
• 2026-05-05 Listed $159,000 GFPAR
• 2003-02-10 Sold (Public Records) — Public Records
• 2003-02-10 Sold (Public Records) — Public Records
• 2003-02-10 Sold (Public Records) — Public Records
• 2003-02-10 Sold (Public Records) — Public Records
• 2003-01-31 Sold (MLS) — GFPAR

Property tax history

+2.6%/yr

Latest (2025): $1,336 · +0.7% YoY. Source: county tax records.