575 Main St · Arnaudville, LA 70512

$195,000

3 bd · 2.0 ba · 1,600 sqft · Other · 22 Days on market

Built 1954 9,583 sqft lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• 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

Need a home for your family, this 1,600 square foot home is waiting for you. Priced right, with just a little TLC your home will be adorable. Ready to move in at a reasonable price. 3 bedroom 2 bath in city limits of Arnaudville.Walking distance to Dr.office,Russells,Little Big Cup and much more.Very motivated seller.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1954

Property features AI

Finance

• HOA & community: Nearby medical facility

Exterior

• Parking: Carport (covered, 1 space)
• Utilities: City gas; Public sewer; Electric service by Entergy
• Home design: Single family residence; City street frontage; Paved road frontage; Residential zoning
• Construction: Composition roof; Asbestos siding; HardiPlank-type siding; Frame construction
• Exterior features: Exterior lighting; Walk-to waterfront access

Interior

• Kitchen: Dishwasher; Disposal; Gas stove
• Flooring: Wood; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Crown molding; Double vanity; Separate shower; Cultured marble counters; Granite counters; Lighting (exterior lighting noted under exterior); Wood window frames
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $160k (17.9% below list).
• Recommended offer: $160k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#52 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment 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.
• Zoned schools: Grand Coteau Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 273 students, 66% FRL); Arnaudville Middle School (math 22% / reading 41%, grade F, #108 of 218 statewide, top 50%, 177 students, 69% FRL); Beau Chene High School (math 22% / reading 29%, grade F, #149 of 265 statewide, top 56%, 891 students, 58% FRL).
• Market conditions: 67 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask is 136% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $64k; list at $195k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000 (17.9% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-24,698
• Equity at exit: $29,075

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-12,885
• Equity at exit: $16,860

Cash invested: $54,600 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 67
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $110

Break-even live

Break-even rent $1,461

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $220	-5% $165	+0% $110	+5% $55	+10% $-1
Rent	-10% $-17	-5% $47	+0% $110	+5% $173	+10% $236
Rate	-1.0pp $208	-0.5pp $159	base $110	+0.5pp $59	+1.0pp $8

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Union St Arnaudville, LA	2.0	2.0	1415	$1,600	$1.13	15d	1	0.46mi

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 22 DOM
2. 2026-06-21
   days on market $195,000 Active 21 DOM
3. 2026-06-18
   days on market $195,000 Active 19 DOM
4. 2026-06-17
   days on market $195,000 Active 18 DOM
5. 2026-06-16
   days on market $195,000 Active 17 DOM
6. 2026-06-15
   days on market $195,000 Active 16 DOM
7. 2026-06-13
   days on market $195,000 Active 14 DOM
8. 2026-06-12
   days on market $195,000 Active 13 DOM
9. 2026-06-09
   days on market $195,000 Active 10 DOM
10. 2026-06-08
    days on market $195,000 Active 9 DOM
11. 2026-06-07
    days on market $195,000 Active 8 DOM
12. 2026-06-07
    pricedays on market $195,000 Active 7 DOM
13. 2026-06-04
    days on market $203,000 Active 4 DOM
14. 2026-06-02
    days on market $203,000 Active 3 DOM
15. 2026-06-01
    days on market $203,000 Active 2 DOM
16. 2026-05-31
    statusdays on market $203,000 Active 1 DOM
17. 2026-05-26
    historical $203,000
18. 2026-02-11
    soldstatus $64,000
19. 2026-02-10
    soldstatus $64,000 Sold 319-char remark

    Show marketing remark (319 chars)

    Need a home for your family, this 1,600 square foot home is waiting for you. Priced right, with just a little TLC your home will be adorable. Ready to move in at a reasonable price. 3 bedroom 2 bath in city limits of Arnaudville.Walking distance to Dr.office,Russells,Little Big Cup and much more.Very motivated seller.

20. 2026-01-23
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Need a home for your family, this 1,600 square foot home is waiting for you. Priced right, with just a little TLC your home will be adorable. Ready to move in at a reasonable price. 3 bedroom 2 bath in city limits of Arnaudville.Walking distance to Dr.office,Russells,Little Big Cup and much more.Very motivated seller.

21. 2026-01-05
    listed $82,500 Active 319-char remark

    Show marketing remark (319 chars)

    Need a home for your family, this 1,600 square foot home is waiting for you. Priced right, with just a little TLC your home will be adorable. Ready to move in at a reasonable price. 3 bedroom 2 bath in city limits of Arnaudville.Walking distance to Dr.office,Russells,Little Big Cup and much more.Very motivated seller.

22. 2015-11-14
    listed $89,000

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$469/yr (+$39/mo · 77.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $19,200
• − Mortgage interest: −$10,923
• − Property taxes: −$604
• − Insurance: −$975
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,673
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,809/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 — Arnaudville

• Score: 71/100
• State rank: #52
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnaudville, LA
• Population (ZIP): 10,703

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 (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% 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: ▼ -53.35%
• Current HPI: 132.9236
• 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

+128.1% since first listed

6 events — show timeline

• 2026-05-26 Coming Soon $203,000 AcadianaMLS
• 2026-02-11 Sold (Public Records) $64,000 Public Records
• 2026-02-10 Sold (MLS) $64,000 AcadianaMLS
• 2026-01-23 Pending — AcadianaMLS
• 2026-01-05 Listed $82,500 AcadianaMLS
• 2015-11-14 Listed $89,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $604 · +0.0% YoY. Source: county tax records.