1519 Jasmine Dr · Opelousas, LA 70570

$159,900

4 bd · 2.0 ba · 2,400 sqft · SingleFamily · 613 Days on market

$67/sqft · 17% below area Est $193k · 17% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• 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

Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

Key facts

• Covered patio
• Private retreat
• Corner lot

Tags

• COVERED PATIO
• CORNER LOT
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $138k (13.9% below list).
• Recommended offer: $138k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.0% in Opelousas — 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 63/100 on livability (#187 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: 309 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 613 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $85k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 28% 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 $137,723 (13.9% below list)

Questions for the listing agent

1. It's been on market 613 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (median comp): $193,004
• List price: $159,900
• Delta: -17.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 George Dr	0.45mi	4/2.0	2,576 (+7%)	1mo	$243,000	$94	66
906 Eddins Ave	0.34mi	3/2.0 (-1)	2,200 (-8%)	18mo	$184,500	$84	50
2424 Vista Dr	0.68mi	3/2.5 (-1)	2,532 (+6%)	3mo	$270,000	$107	50
1203 Noah Ln	0.33mi	3/3.5 (-1)	2,098 (-13%)	12mo	$210,000	$100	42
709 Sand Piper Ln	0.55mi	3/2.5 (-1)	2,132 (-11%)	16mo	$277,000	$130	36
108 W Smiley St	0.53mi	3/3.5 (-1)	2,221 (-8%)	20mo	$220,000	$99	35
227 W Tennis St	0.70mi	3/2.0 (-1)	2,045 (-15%)	9mo	$139,000	$68	30
201 W Eleanor St	0.73mi	3/2.0 (-1)	2,745 (+14%)	10mo	$305,000	$111	28

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-16,239
• Equity at exit: $23,842

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,920
• Equity at exit: $13,825

Cash invested: $44,772 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 309
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $153

Break-even live

Break-even rent $1,183

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $159,900 Active 613 DOM
2. 2026-06-17
   days on market $159,900 Active 612 DOM
3. 2026-06-16
   days on market $159,900 Active 611 DOM
4. 2026-06-15
   days on market $159,900 Active 610 DOM
5. 2026-06-12
   days on market $159,900 Active 608 DOM
6. 2026-06-09
   days on market $159,900 Active 605 DOM
7. 2026-06-08
   days on market $159,900 Active 604 DOM
8. 2026-06-07
   days on market $159,900 Active 603 DOM
9. 2026-06-07
   days on market $159,900 Active 602 DOM
10. 2026-06-04
    days on market $159,900 Active 599 DOM
11. 2026-06-02
    days on market $159,900 Active 598 DOM
12. 2026-06-01
    days on market $159,900 Active 597 DOM
13. 2026-05-31
    days on market $159,900 Active 596 DOM
14. 2026-05-31
    days on market $159,900 Active 595 DOM
15. 2026-04-01
    price $159,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

16. 2026-03-12
    price $174,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

17. 2026-01-27
    price $184,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

18. 2025-11-08
    price $199,750 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

19. 2025-09-27
    price $205,000 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

20. 2025-09-27
    price $20,500 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

21. 2025-08-19
    price $214,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

22. 2025-06-18
    price $219,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

23. 2025-05-08
    price $224,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

24. 2025-03-09
    price $229,000 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

25. 2025-01-26
    price $239,900 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

26. 2024-12-09
    price $239,950 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

27. 2024-10-11
    listed $245,000 Active 591-char remark

    Show marketing remark (591 chars)

    Charm meets convenience in this delightful single-family abode! Step into a world of warmth and comfort as you enter this 2400 sq ft, two-story - 4-bedroom 2.5 bath house that is perfect for creating lasting memories with loved ones. Embrace the tranquility of the dual fireplace and outside covered patio. Your own private retreat after a long day. This home offers the ideal blend of suburban living and accessibility, located on a corner lot in the Park Vista subdivision. Home has a 7 year old roof with a transferable warranty!! Schedule your private showing today. Seller is motivated!

28. 2016-02-17
    soldstatus $125,000
29. 2016-02-12
    soldstatus $125,000 530-char remark

    Show marketing remark (530 chars)

    Attractive home on a corner lot with a 2-year old C/H/A. Brick on slab with tall columns from ground floor to second floor, 4 bedrooms, 2.5 baths, formal living and dining combo with beautiful wood floors and a fireplace. The den also has a fireplace with wooden floors, all bedrooms are large, new floors installed in all 3 bedrooms downstairs, upstairs bedrooms has carpet, no carpet downstairs, large covered patio and storage room attached, double garage with remote, private wood fence with access to backyard with 2 gates.

30. 2015-06-23
    listed $138,000 530-char remark

    Show marketing remark (530 chars)

    Attractive home on a corner lot with a 2-year old C/H/A. Brick on slab with tall columns from ground floor to second floor, 4 bedrooms, 2.5 baths, formal living and dining combo with beautiful wood floors and a fireplace. The den also has a fireplace with wooden floors, all bedrooms are large, new floors installed in all 3 bedrooms downstairs, upstairs bedrooms has carpet, no carpet downstairs, large covered patio and storage room attached, double garage with remote, private wood fence with access to backyard with 2 gates.

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$523/yr (+$44/mo · 146.8%)

ⓘ 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 ≥110°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: $16,527
• − Mortgage interest: −$8,957
• − Property taxes: −$356
• − Insurance: −$800
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,652
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $2,050/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 — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Opelousas, LA
• Population (ZIP): 37,188

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

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: ▼ -52.38%
• Current HPI: 98.4256
• 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

+15.9% since first listed

16 events — show timeline

• 2026-04-01 Price Changed $159,900 AcadianaMLS
• 2026-03-12 Price Changed $174,900 AcadianaMLS
• 2026-01-27 Price Changed $184,900 AcadianaMLS
• 2025-11-08 Price Changed $199,750 AcadianaMLS
• 2025-09-27 Price Changed $205,000 AcadianaMLS
• 2025-09-27 Price Changed $20,500 AcadianaMLS
• 2025-08-19 Price Changed $214,900 AcadianaMLS
• 2025-06-18 Price Changed $219,900 AcadianaMLS
• 2025-05-08 Price Changed $224,900 AcadianaMLS
• 2025-03-09 Price Changed $229,000 AcadianaMLS
• 2025-01-26 Price Changed $239,900 AcadianaMLS
• 2024-12-09 Price Changed $239,950 AcadianaMLS
• 2024-10-11 Listed $245,000 AcadianaMLS
• 2016-02-17 Sold (Public Records) $125,000 Public Records
• 2016-02-12 Sold (MLS) $125,000 AcadianaMLS
• 2015-06-23 Listed $138,000 AcadianaMLS

Property tax history

-5.1%/yr

Latest (2025): $356 · +0.0% YoY. Source: county tax records.