406 Ann Dr · Rayne, LA 70578

$119,500

2 bd · 1.0 ba · 975 sqft · SingleFamily · 255 Days on market

5,227 sqft lot Est $80k · 49% 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 +15.4/30.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will pay $5,000 towards closing cost!!! Adorable 2 Bed 1 Bath Starter Home in Rayne. Home has been well maintained and in great condition. Schedule your showing today!

Key facts

• New stove
• Spacious backyard
• New gas water heater

Tags

• SPACIOUS BACKYARD
• NEW GAS WATER HEATER
• NEW STOVE
• FENCED-IN BACKYARD
• COVERED PARKING
• MANAGEABLE LOT SIZE

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No association fee

Exterior

• Parking: Carport (1 covered space, total parking 1)
• Utilities: Public sewer; City electric
• Home design: Single family residence; City street frontage; Paved road frontage
• Construction: Brick veneer and vinyl siding over frame construction; Metal roof
• Exterior features: Porch; Chain link and wood fencing

Interior

• Kitchen: Gas stove
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Standalone tub; Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $100k (16.7% below list).
• Recommended offer: $100k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Rayne Kindergarten School (197 students, 71% FRL); Armstrong Middle School (math 15% / reading 38%, grade F, #135 of 218 statewide, top 62%, 340 students, 79% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL).
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $99,500 (16.7% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $79,950
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 East St E	0.54mi	2/1.0	934 (-4%)	4mo	$90,000	$96	64
208 N Cunningham St	0.42mi	2/1.0	1,103 (+13%)	4mo	$115,000	$104	55
511 E Harrop St	0.33mi	2/1.0	1,100 (+13%)	13mo	$90,000	$82	52
410 E Perrodin St	0.57mi	2/1.0	937 (-4%)	18mo	$52,250	$56	51
609 E Jefferson Davis Ave	0.34mi	3/1.0 (+1)	875 (-10%)	14mo	$47,000	$54	50
600 N Chevis St	0.33mi	3/1.0 (+1)	1,120 (+15%)	8mo	$19,000	$17	48
1705 Electa St	0.31mi	2/1.5	1,075 (+10%)	23mo	$115,000	$107	48
1005 Carver Street St	0.57mi	2/1.0	850 (-13%)	10mo	$70,000	$82	44

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-16,491
• Equity at exit: $17,818

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-10,764
• Equity at exit: $10,332

Cash invested: $33,460 (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 70578

• Active inventory: 97
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $46

Break-even live

Break-even rent $937

Max offer price $119,500

Occupancy floor 90%

Sensitivity live

Price	-10% $113	-5% $80	+0% $46	+5% $12	+10% $-22
Rent	-10% $-33	-5% $6	+0% $46	+5% $85	+10% $124
Rate	-1.0pp $106	-0.5pp $76	base $46	+0.5pp $15	+1.0pp $-17

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Ann Dr Rayne, LA	3.0	1.0	1100	$995	$0.90	23d	1	0.06mi

Listing history 38 events

1. 2026-06-22
   days on market $119,500 Active 255 DOM
2. 2026-06-21
   days on market $119,500 Active 254 DOM
3. 2026-06-21
   days on market $119,500 Active 253 DOM
4. 2026-06-18
   days on market $119,500 Active 251 DOM
5. 2026-06-17
   days on market $119,500 Active 250 DOM
6. 2026-06-16
   days on market $119,500 Active 249 DOM
7. 2026-06-15
   days on market $119,500 Active 248 DOM
8. 2026-06-13
   pricedays on market $119,500 Active 246 DOM
9. 2026-06-12
   days on market $119,900 Active 245 DOM
10. 2026-06-09
    days on market $119,900 Active 242 DOM
11. 2026-06-08
    days on market $119,900 Active 241 DOM
12. 2026-06-07
    days on market $119,900 Active 240 DOM
13. 2026-06-07
    days on market $119,900 Active 239 DOM
14. 2026-06-04
    days on market $119,900 Active 236 DOM
15. 2026-06-02
    days on market $119,900 Active 235 DOM
16. 2026-06-01
    days on market $119,900 Active 234 DOM
17. 2026-05-31
    days on market $119,900 Active 233 DOM
18. 2026-05-31
    pricedays on market $119,900 Active 232 DOM
19. 2026-05-14
    price $120,000
20. 2026-05-01
    price $121,500
21. 2026-04-23
    price $122,000
22. 2026-04-15
    price $122,900
23. 2026-04-02
    price $123,900
24. 2026-03-20
    price $124,000
25. 2026-03-12
    price $124,500
26. 2026-03-06
    price $124,900
27. 2026-02-04
    price $125,000
28. 2026-01-22
    price $126,900
29. 2026-01-05
    price $128,000
30. 2025-11-03
    price $129,900
31. 2025-10-10
    listed $132,000 Active
32. 2023-04-27
    soldstatus $118,500 Sold 174-char remark

    Show marketing remark (174 chars)

    Seller will pay $5,000 towards closing cost!!! Adorable 2 Bed 1 Bath Starter Home in Rayne. Home has been well maintained and in great condition. Schedule your showing today!

33. 2023-04-27
    soldstatus $118,500

    Show marketing remark (174 chars)

    Seller will pay $5,000 towards closing cost!!! Adorable 2 Bed 1 Bath Starter Home in Rayne. Home has been well maintained and in great condition. Schedule your showing today!

34. 2023-03-26
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Seller will pay $5,000 towards closing cost!!! Adorable 2 Bed 1 Bath Starter Home in Rayne. Home has been well maintained and in great condition. Schedule your showing today!

35. 2023-03-18
    listed $125,000 Active 174-char remark

    Show marketing remark (174 chars)

    Seller will pay $5,000 towards closing cost!!! Adorable 2 Bed 1 Bath Starter Home in Rayne. Home has been well maintained and in great condition. Schedule your showing today!

36. 2016-08-05
    soldstatus $95,000
37. 2008-10-16
    soldstatus $60,000
38. 2005-04-21
    soldstatus $40,000

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $767 · $64/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $11,940
• − Mortgage interest: −$6,694
• − Property taxes: −$767
• − Insurance: −$598
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,476
• Taxable loss: −$1,505
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $910/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

+200.0% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $120,000 AcadianaMLS
• 2026-05-01 Price Changed $121,500 AcadianaMLS
• 2026-04-23 Price Changed $122,000 AcadianaMLS
• 2026-04-15 Price Changed $122,900 AcadianaMLS
• 2026-04-02 Price Changed $123,900 AcadianaMLS
• 2026-03-20 Price Changed $124,000 AcadianaMLS
• 2026-03-12 Price Changed $124,500 AcadianaMLS
• 2026-03-06 Price Changed $124,900 AcadianaMLS
• 2026-02-04 Price Changed $125,000 AcadianaMLS
• 2026-01-22 Price Changed $126,900 AcadianaMLS
• 2026-01-05 Price Changed $128,000 AcadianaMLS
• 2025-11-03 Price Changed $129,900 AcadianaMLS
• 2025-10-10 Listed $132,000 AcadianaMLS
• 2023-04-27 Sold (Public Records) $118,500 Public Records
• 2023-04-27 Sold (MLS) $118,500 AcadianaMLS
• 2023-03-26 Pending — AcadianaMLS
• 2023-03-18 Listed $125,000 AcadianaMLS
• 2016-08-05 Sold (Public Records) $95,000 Public Records
• 2008-10-16 Sold (Public Records) $60,000 Public Records
• 2005-04-21 Sold (Public Records) $40,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $767 · +0.3% YoY. Source: county tax records.