524 S Court St · Opelousas, LA 70570

$90,000

2 bd · 2.0 ba · 1,470 sqft · SingleFamily · 16 Days on market

Built 1960 8,500 sqft lot Est $78k · 16% 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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great retirement home or starter home, 2 BR's, 2BA's, large living, formal dining, kitchen w/ample cabinets & foyer. The following were new 5 yrs ago, roof, electric box, diswasher, washer, dryer, counter tops, sink, kitchen floors, shower, carpet & stove. 1470 sq. ft. living, very well built 3 car parking in rear of house w/lots of shrubs and flowers.

Key facts

• Formal dining
• 1 fireplace
• Porch

Tags

• 1 STORY PROPERTY
• LARGE LIVING ROOM
• 1 FIREPLACE
• FORMAL DINING
• OPEN PARKING
• PORCH

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 8,500 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 312 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $71k; 27% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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. 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: 1.03% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $77,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 S Market St	0.05mi	3/2.0 (+1)	1,450 (-1%)	5mo	$55,000	$38	86
224 W Cherry St	0.12mi	3/2.0 (+1)	1,523 (+4%)	6mo	$139,000	$91	78
118 W Franklin St	0.16mi	2/1.0	1,353 (-8%)	11mo	$62,000	$46	66
304 W Tennis St	0.45mi	2/2.0	1,435 (-2%)	11mo	$35,900	$25	66
116 W Bertheaud Ave	0.50mi	3/2.0 (+1)	1,429 (-3%)	2mo	$80,000	$56	65
118 W Leonard St	0.32mi	3/2.0 (+1)	1,311 (-11%)	10mo	$80,000	$61	54
321 E Grolee St	0.54mi	3/2.0 (+1)	1,487 (+1%)	20mo	$125,000	$84	52
1207 Edith St	0.58mi	3/1.0 (+1)	1,360 (-8%)	2mo	$52,500	$39	50
301 Hillside St	0.55mi	3/1.0 (+1)	1,300 (-12%)	1mo	$25,000	$19	45
419 Pine Ave	0.75mi	2/1.0	1,340 (-9%)	4mo	$22,500	$17	43
327 E Grolee St	0.54mi	3/1.5 (+1)	1,531 (+4%)	22mo	$80,910	$53	42
513 Maple St	0.45mi	3/2.0 (+1)	1,655 (+13%)	19mo	$130,000	$79	37

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,179
• Equity at exit: $13,419

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $13,965
• Equity at exit: $7,782

Cash invested: $25,200 (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: 312
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $195

Break-even live

Break-even rent $675

Max offer price $90,000

Occupancy floor 74%

Sensitivity live

Price	-10% $246	-5% $221	+0% $195	+5% $170	+10% $144
Rent	-10% $123	-5% $159	+0% $195	+5% $232	+10% $268
Rate	-1.0pp $241	-0.5pp $218	base $195	+0.5pp $172	+1.0pp $148

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	44d	1	1.08mi
2238 Ledoux Cir Opelousas, LA	3.0	1.0	1000	$950	$0.95	44d	1	1.41mi
1618 Caddo St Opelousas, LA	3.0	1.0	950	$925	$0.97	44d	1	1.41mi

Listing history 12 events

1. 2026-06-21
   days on market $90,000 Active 16 DOM
2. 2026-06-18
   days on market $90,000 Active 14 DOM
3. 2026-06-17
   days on market $90,000 Active 13 DOM
4. 2026-06-16
   days on market $90,000 Active 12 DOM
5. 2026-06-15
   days on market $90,000 Active 11 DOM
6. 2026-06-13
   days on market $90,000 Active 9 DOM
7. 2026-06-12
   days on market $90,000 Active 8 DOM
8. 2026-06-09
   days on market $90,000 Active 5 DOM
9. 2026-06-08
   days on market $90,000 Active 4 DOM
10. 2026-06-07
    days on market $90,000 Active 3 DOM
11. 2026-06-07
    remarks 384-char remark
12. 2026-06-07
    listed $90,000 Active 2 DOM

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$207/yr (+$17/mo · 72.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $11,071
• − Mortgage interest: −$5,041
• − Property taxes: −$288
• − Insurance: −$450
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,618
• Taxable income: $903
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,128/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

+12.5% since first listed

7 events — show timeline

• 2026-06-04 Listed $90,000 ForSaleByOwner.com
• 2014-12-19 Sold (Public Records) $71,000 Public Records
• 2014-12-05 Sold (MLS) $69,000 AcadianaMLS
• 2013-04-02 Listed $69,000 AcadianaMLS
• 2006-06-16 Sold (Public Records) $74,000 Public Records
• 2006-06-16 Sold (MLS) $74,000 AcadianaMLS
• 2006-06-07 Listed $80,000 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2025): $288 · +0.0% YoY. Source: county tax records.