1750 W Peach Ave · Eunice, LA 70535

$37,000

2 bd · 1.0 ba · 1,020 sqft · Other · 160 Days on market

5,227 sqft lot $36/sqft · 55% 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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. 2-bedroom, 1-bath home in need of repairs. Property is being sold as is. Great opportunity for flip or rental investment.

Key facts

• 5,227 sq ft lot
• Parking
• Listed 160 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $37k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 4.4% in Eunice — 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 69/100 on livability (#69 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; 23% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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. 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. 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: 2.71% ✓
• Cap rate: 24.71%
• Cash-on-cash: 65.77%
• DSCR: 3.93
• GRM: 3.1

CMA / ARV

• ARV (median comp): $81,881
• List price: $37,000
• Delta: -54.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.0%
• Equity multiple: 3.91×
• Total profit: $30,164
• Equity at exit: $5,517

10-year hold

• IRR: 69.3%
• Equity multiple: 8.03×
• Total profit: $72,817
• Equity at exit: $3,199

Cash invested: $10,360 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 106
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $568

Break-even live

Break-even rent $285

Max offer price $37,000

Occupancy floor 38%

Sensitivity live

Price	-10% $589	-5% $578	+0% $568	+5% $557	+10% $547
Rent	-10% $488	-5% $528	+0% $568	+5% $607	+10% $647
Rate	-1.0pp $586	-0.5pp $577	base $568	+0.5pp $558	+1.0pp $548

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 June St Eunice, LA	2.0	1.0	1058	$1,050	$0.99	44d	1	0.20mi
110 Park Ave Unit 10 Eunice, LA	1.0	1.0	850	$700	$0.82	44d	1	1.12mi

Listing history 20 events

1. 2026-06-21
   days on market $37,000 Active 160 DOM
2. 2026-06-18
   days on market $37,000 Active 158 DOM
3. 2026-06-17
   days on market $37,000 Active 157 DOM
4. 2026-06-16
   days on market $37,000 Active 156 DOM
5. 2026-06-15
   days on market $37,000 Active 155 DOM
6. 2026-06-13
   days on market $37,000 Active 153 DOM
7. 2026-06-12
   days on market $37,000 Active 152 DOM
8. 2026-06-09
   days on market $37,000 Active 149 DOM
9. 2026-06-08
   days on market $37,000 Active 148 DOM
10. 2026-06-07
    days on market $37,000 Active 147 DOM
11. 2026-06-07
    days on market $37,000 Active 146 DOM
12. 2026-06-04
    days on market $37,000 Active 143 DOM
13. 2026-06-02
    days on market $37,000 Active 142 DOM
14. 2026-06-01
    days on market $37,000 Active 141 DOM
15. 2026-05-31
    days on market $37,000 Active 140 DOM
16. 2026-05-31
    days on market $37,000 Active 139 DOM
17. 2026-05-14
    price $37,000 139-char remark

    Show marketing remark (139 chars)

    Investor Special. 2-bedroom, 1-bath home in need of repairs. Property is being sold as is. Great opportunity for flip or rental investment.

18. 2026-04-08
    price $39,000 139-char remark

    Show marketing remark (139 chars)

    Investor Special. 2-bedroom, 1-bath home in need of repairs. Property is being sold as is. Great opportunity for flip or rental investment.

19. 2026-01-11
    listed $40,000 Active 139-char remark

    Show marketing remark (139 chars)

    Investor Special. 2-bedroom, 1-bath home in need of repairs. Property is being sold as is. Great opportunity for flip or rental investment.

20. 1997-05-22
    soldstatus $30,000

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $204 · $17/mo
• Expected delta: +$14/yr (+$1/mo · 7.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥114°F today · 21 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: $12,046
• − Mortgage interest: −$2,073
• − Property taxes: −$190
• − Insurance: −$185
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,076
• Taxable income: $6,595
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $5,231/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.63%
• Current HPI: 112.8329
• 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

+23.3% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $37,000 AcadianaMLS
• 2026-04-08 Price Changed $39,000 AcadianaMLS
• 2026-01-11 Listed $40,000 AcadianaMLS
• 1997-05-22 Sold (Public Records) $30,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $190 · +0.0% YoY. Source: county tax records.