702 Vine St · DeRidder, LA 70634

$79,900

3 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 162 Days on market

Built 1955 0.32 ac lot $47/sqft · 63% below area

---

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

Charming Starter Home with Great Potential: This spacious 3-bedroom, 2 bath home is full of potential and ready for your personal touch! Featuring large rooms throughout, this property offers plenty of space to grow and make it your own. Situated on a generous corner lot, it also boasts a large backyard perfect for outdoor gatherings, gardening, or future expansion. With a little TLC, this home could easily become the cozy retreat or investment you've been looking for. A wonderful opportunity for first-time buyers or those looking to add value through updates???

Key facts

• Large backyard
• Corner lot
• 0.32 acre lot

Tags

• CORNER LOT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1955 — 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: 1.79% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.97%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $226,182
• List price: $79,900
• Delta: -64.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Country Club Cir	0.68mi	3/2.0	1,800 (+6%)	7mo	$125,000	$69	52
1289 Miller St	0.63mi	3/2.0	1,530 (-10%)	10mo	$237,000	$155	46
237 Butler Rd	0.71mi	3/2.0	1,873 (+10%)	12mo	$265,000	$141	39

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: 29.3%
• Equity multiple: 2.22×
• Total profit: $27,372
• Equity at exit: $11,913

10-year hold

• IRR: 36.6%
• Equity multiple: 4.38×
• Total profit: $75,715
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $633

Break-even live

Break-even rent $627

Max offer price $79,900

Occupancy floor 51%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   days on market $79,900 Active 162 DOM
2. 2026-06-02
   days on market $79,900 Active 161 DOM
3. 2026-06-01
   days on market $79,900 Active 160 DOM
4. 2026-05-31
   days on market $79,900 Active 159 DOM
5. 2026-05-30
   days on market $79,900 Active 158 DOM
6. 2026-01-15
   status Active 568-char remark

   Show marketing remark (568 chars)

   Charming Starter Home with Great Potential: This spacious 3-bedroom, 2 bath home is full of potential and ready for your personal touch! Featuring large rooms throughout, this property offers plenty of space to grow and make it your own. Situated on a generous corner lot, it also boasts a large backyard perfect for outdoor gatherings, gardening, or future expansion. With a little TLC, this home could easily become the cozy retreat or investment you've been looking for. A wonderful opportunity for first-time buyers or those looking to add value through updates???

7. 2025-11-17
   historical 568-char remark

   Show marketing remark (568 chars)

   Charming Starter Home with Great Potential: This spacious 3-bedroom, 2 bath home is full of potential and ready for your personal touch! Featuring large rooms throughout, this property offers plenty of space to grow and make it your own. Situated on a generous corner lot, it also boasts a large backyard perfect for outdoor gatherings, gardening, or future expansion. With a little TLC, this home could easily become the cozy retreat or investment you've been looking for. A wonderful opportunity for first-time buyers or those looking to add value through updates???

8. 2025-10-24
   listed $79,900 Active 568-char remark

   Show marketing remark (568 chars)

   Charming Starter Home with Great Potential: This spacious 3-bedroom, 2 bath home is full of potential and ready for your personal touch! Featuring large rooms throughout, this property offers plenty of space to grow and make it your own. Situated on a generous corner lot, it also boasts a large backyard perfect for outdoor gatherings, gardening, or future expansion. With a little TLC, this home could easily become the cozy retreat or investment you've been looking for. A wonderful opportunity for first-time buyers or those looking to add value through updates???

9. 2024-06-12
   price $84,900
10. 2024-03-27
    price $90,000
11. 2024-02-10
    listed $96,500 Active
12. 2022-06-15
    soldstatus $55,000

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $517 · $43/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 · 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: $17,143
• − Mortgage interest: −$4,476
• − Property taxes: −$517
• − Insurance: −$400
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,324
• Taxable income: $6,684
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $5,995/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

+45.3% since first listed

7 events — show timeline

• 2026-01-15 Relisted — GFPAR
• 2025-11-17 Delisted — GFPAR
• 2025-10-24 Listed $79,900 GFPAR
• 2024-06-12 Price Changed $84,900 GFPAR
• 2024-03-27 Price Changed $90,000 GFPAR
• 2024-02-10 Listed $96,500 GFPAR
• 2022-06-15 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $517 · +0.7% YoY. Source: county tax records.