268 Leone St · Ville Platte, LA 70586

$135,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 44 Days on market

$84/sqft · 15% below area Est $159k · 15% 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 +17.8/30.0
• ARV discount +14.2/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 268 Leone Street in Theophile Subdivision -- a beautifully updated 3-bedroom, 1-bath home with character you don't see every day.Inside, you'll find an open-concept living and kitchen area with a bold, color-drenched design that brings warmth and personality to the space. The home features all new flooring, fresh paint, updated fixtures, and new doors throughout.Major improvements include a serviced and up-to-code AC system, a durable metal roof, and new carport beams for added stability.Step outside to a spacious, fenced-in backyard -- perfect for pets, kids, or entertaining -- and enjoy the convenience of a covered carport for parking.If you're looking for something move-in ready with style and personality that stands out from the typical, this one is worth a look. Schedule your showing today!

Key facts

• Parking
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $112 ($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 $114k (15.4% below list).
• Recommended offer: $114k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

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 $114,243 (15.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $158,673
• List price: $135,000
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254 Leone St	0.03mi	4/1.0 (+1)	1,600 (0%)	23mo	$100,000	$63	74

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,814
• Equity at exit: $20,129

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,003
• Equity at exit: $11,672

Cash invested: $37,800 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $112

Break-even live

Break-even rent $1,001

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 44 DOM
2. 2026-06-17
   days on market $135,000 Active 43 DOM
3. 2026-06-16
   days on market $135,000 Active 42 DOM
4. 2026-06-15
   days on market $135,000 Active 41 DOM
5. 2026-06-13
   days on market $135,000 Active 39 DOM
6. 2026-06-12
   days on market $135,000 Active 38 DOM
7. 2026-06-09
   days on market $135,000 Active 35 DOM
8. 2026-06-08
   days on market $135,000 Active 34 DOM
9. 2026-06-07
   days on market $135,000 Active 33 DOM
10. 2026-06-07
    days on market $135,000 Active 32 DOM
11. 2026-06-04
    days on market $135,000 Active 29 DOM
12. 2026-06-02
    days on market $135,000 Active 28 DOM
13. 2026-06-01
    price $135,000 Active 27 DOM
14. 2026-06-01
    days on market $140,000 Active 27 DOM
15. 2026-05-31
    days on market $140,000 Active 26 DOM
16. 2026-05-31
    days on market $140,000 Active 25 DOM
17. 2026-05-05
    listed $140,000 Active 817-char remark

    Show marketing remark (817 chars)

    Welcome to 268 Leone Street in Theophile Subdivision -- a beautifully updated 3-bedroom, 1-bath home with character you don't see every day.Inside, you'll find an open-concept living and kitchen area with a bold, color-drenched design that brings warmth and personality to the space. The home features all new flooring, fresh paint, updated fixtures, and new doors throughout.Major improvements include a serviced and up-to-code AC system, a durable metal roof, and new carport beams for added stability.Step outside to a spacious, fenced-in backyard -- perfect for pets, kids, or entertaining -- and enjoy the convenience of a covered carport for parking.If you're looking for something move-in ready with style and personality that stands out from the typical, this one is worth a look. Schedule your showing today!

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$426/yr (+$36/mo · 134.9%)

ⓘ 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 ≥111°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: $13,709
• − Mortgage interest: −$7,562
• − Property taxes: −$316
• − Insurance: −$675
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,927
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,575/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,939

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.91%
• Current HPI: 113.4032
• 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

1 event — show timeline

• 2026-05-05 Listed $140,000 AcadianaMLS

Property tax history

+1.0%/yr

Latest (2025): $316 · +0.2% YoY. Source: county tax records.