8951 Rue Blanc · Abbeville, LA 70510

$214,900

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 169 Days on market

Built 2014 0.42 ac lot $135/sqft · 13% below area Est $228k · 6% under

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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 +11.2/30.0
• ARV discount +10.0/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller offering $4000 towards buyers closing costs with listing price offer!! Have the best of Both Worlds with this home! Zoned for the highly desired Maurice school district, but sitting in Abbeville, you get affordability, space, massive backyard, plus quick access to Lafayette. If public schools aren't for your family.......no worries, the NEW VERMILION CHARTER ACADEMY is only 8 minutes away! Built by the popular DSLD builders, this home features a very functional floorplan, is energy efficient, sits on a cement slab, offers a double garage, and is in flood zone X (meaning no flood insurance is required)). This seller has invested into this property which will have most buyers feeling at ease. Such improvements consist of a new central unit, new hot water heater, replaced carpets, updated thermostat, new garage door opener, and modern paint color scheme. Move in ready, this home will offer buyers true value. The semi open concept gives space for entertaining but still offers a sound barrier for quests who wish to watch television. Kitchen has a breakfast bar, electric stove, dishwasher, dining space, and large double door pantry. The primary bedroom offers an en-suite bathroom complete with a double vanity, separate shower, garden tub, and walk in closet. Outside you'll find a deep yard consisting of right under1/2 an acre. The covered patio measures 8.6'' x 8.6'' which is a wonderful spot to set up additional seating. Best of all, financing options this home will qualify for include VA, FHA, 100% RD, and Conventional. Hurry and schedule your viewing NOW!!

Key facts

• Massive backyard
• New hot water heater
• Flood zone x

Tags

• MASSIVE BACKYARD
• ENERGY EFFICIENT
• CEMENT SLAB
• FLOOD ZONE X
• NEW CENTRAL UNIT
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-82 ($-978/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (26.0% below list).
• Recommended offer: $159k (26.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#94 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.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 228 units permitted in Vermilion 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.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,941 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $227,527
• List price: $214,900
• Delta: -5.55%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8938 Rue Blanc	0.10mi	3/2.0	1,593 (-0%)	10mo	$225,000	$141	87
8942 Rue Blanc	0.08mi	3/2.0	1,463 (-8%)	6mo	$220,000	$150	78
8926 Rue Blanc	0.18mi	3/2.0	1,356 (-15%)	17mo	$195,000	$144	52

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-40,081
• Equity at exit: $32,042

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-41,859
• Equity at exit: $18,581

Cash invested: $60,172 (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 70510

• Active inventory: 180
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-82

Break-even live

Break-even rent $1,693

Max offer price $200,501

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-21	+0% $-82	+5% $-142	+10% $-203
Rent	-10% $-207	-5% $-144	+0% $-82	+5% $-19	+10% $44
Rate	-1.0pp $27	-0.5pp $-27	base $-82	+0.5pp $-137	+1.0pp $-194

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $214,900 Active 169 DOM
2. 2026-06-17
   days on market $214,900 Active 168 DOM
3. 2026-06-16
   days on market $214,900 Active 167 DOM
4. 2026-06-15
   days on market $214,900 Active 166 DOM
5. 2026-06-14
   days on market $214,900 Active 164 DOM
6. 2026-06-13
   days on market $214,900 Active 163 DOM
7. 2026-06-10
   days on market $214,900 Active 161 DOM
8. 2026-06-09
   days on market $214,900 Active 160 DOM
9. 2026-06-08
   days on market $214,900 Active 159 DOM
10. 2026-06-07
    days on market $214,900 Active 158 DOM
11. 2026-06-03
    days on market $214,900 Active 154 DOM
12. 2026-06-02
    days on market $214,900 Active 153 DOM
13. 2026-06-01
    days on market $214,900 Active 152 DOM
14. 2026-05-31
    days on market $214,900 Active 151 DOM
15. 2026-05-30
    days on market $214,900 Active 150 DOM
16. 2026-05-11
    price $214,900 1587-char remark

    Show marketing remark (1587 chars)

    Seller offering $4000 towards buyers closing costs with listing price offer!! Have the best of Both Worlds with this home! Zoned for the highly desired Maurice school district, but sitting in Abbeville, you get affordability, space, massive backyard, plus quick access to Lafayette. If public schools aren't for your family.......no worries, the NEW VERMILION CHARTER ACADEMY is only 8 minutes away! Built by the popular DSLD builders, this home features a very functional floorplan, is energy efficient, sits on a cement slab, offers a double garage, and is in flood zone X (meaning no flood insurance is required)). This seller has invested into this property which will have most buyers feeling at ease. Such improvements consist of a new central unit, new hot water heater, replaced carpets, updated thermostat, new garage door opener, and modern paint color scheme. Move in ready, this home will offer buyers true value. The semi open concept gives space for entertaining but still offers a sound barrier for quests who wish to watch television. Kitchen has a breakfast bar, electric stove, dishwasher, dining space, and large double door pantry. The primary bedroom offers an en-suite bathroom complete with a double vanity, separate shower, garden tub, and walk in closet. Outside you'll find a deep yard consisting of right under1/2 an acre. The covered patio measures 8.6'' x 8.6'' which is a wonderful spot to set up additional seating. Best of all, financing options this home will qualify for include VA, FHA, 100% RD, and Conventional. Hurry and schedule your viewing NOW!!

17. 2026-03-11
    price $215,000 1587-char remark

    Show marketing remark (1587 chars)

    Seller offering $4000 towards buyers closing costs with listing price offer!! Have the best of Both Worlds with this home! Zoned for the highly desired Maurice school district, but sitting in Abbeville, you get affordability, space, massive backyard, plus quick access to Lafayette. If public schools aren't for your family.......no worries, the NEW VERMILION CHARTER ACADEMY is only 8 minutes away! Built by the popular DSLD builders, this home features a very functional floorplan, is energy efficient, sits on a cement slab, offers a double garage, and is in flood zone X (meaning no flood insurance is required)). This seller has invested into this property which will have most buyers feeling at ease. Such improvements consist of a new central unit, new hot water heater, replaced carpets, updated thermostat, new garage door opener, and modern paint color scheme. Move in ready, this home will offer buyers true value. The semi open concept gives space for entertaining but still offers a sound barrier for quests who wish to watch television. Kitchen has a breakfast bar, electric stove, dishwasher, dining space, and large double door pantry. The primary bedroom offers an en-suite bathroom complete with a double vanity, separate shower, garden tub, and walk in closet. Outside you'll find a deep yard consisting of right under1/2 an acre. The covered patio measures 8.6'' x 8.6'' which is a wonderful spot to set up additional seating. Best of all, financing options this home will qualify for include VA, FHA, 100% RD, and Conventional. Hurry and schedule your viewing NOW!!

18. 2025-12-31
    listed $217,900 Active 1587-char remark

    Show marketing remark (1587 chars)

    Seller offering $4000 towards buyers closing costs with listing price offer!! Have the best of Both Worlds with this home! Zoned for the highly desired Maurice school district, but sitting in Abbeville, you get affordability, space, massive backyard, plus quick access to Lafayette. If public schools aren't for your family.......no worries, the NEW VERMILION CHARTER ACADEMY is only 8 minutes away! Built by the popular DSLD builders, this home features a very functional floorplan, is energy efficient, sits on a cement slab, offers a double garage, and is in flood zone X (meaning no flood insurance is required)). This seller has invested into this property which will have most buyers feeling at ease. Such improvements consist of a new central unit, new hot water heater, replaced carpets, updated thermostat, new garage door opener, and modern paint color scheme. Move in ready, this home will offer buyers true value. The semi open concept gives space for entertaining but still offers a sound barrier for quests who wish to watch television. Kitchen has a breakfast bar, electric stove, dishwasher, dining space, and large double door pantry. The primary bedroom offers an en-suite bathroom complete with a double vanity, separate shower, garden tub, and walk in closet. Outside you'll find a deep yard consisting of right under1/2 an acre. The covered patio measures 8.6'' x 8.6'' which is a wonderful spot to set up additional seating. Best of all, financing options this home will qualify for include VA, FHA, 100% RD, and Conventional. Hurry and schedule your viewing NOW!!

19. 2024-07-09
    price $222,000
20. 2024-02-29
    price $229,000
21. 2024-02-01
    listed $235,000 Active
22. 2022-08-22
    soldstatus $220,000
23. 2022-08-19
    soldstatus $220,000 Sold
24. 2022-07-17
    status Pending
25. 2022-07-14
    listed $220,000 Active
26. 2014-02-21
    soldstatus $147,900
27. 2013-09-12
    listed $147,900

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,448 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $19,073
• − Mortgage interest: −$12,038
• − Property taxes: −$1,448
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$6,252
• Taxable loss: −$4,790
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $172/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: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

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

• Population (ZIP): 23,909

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.44%
• Current HPI: 97.6131
• 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

+45.3% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $214,900 AcadianaMLS
• 2026-03-11 Price Changed $215,000 AcadianaMLS
• 2025-12-31 Listed $217,900 AcadianaMLS
• 2024-07-09 Price Changed $222,000 AcadianaMLS
• 2024-02-29 Price Changed $229,000 AcadianaMLS
• 2024-02-01 Listed $235,000 AcadianaMLS
• 2022-08-22 Sold (Public Records) $220,000 Public Records
• 2022-08-19 Sold (MLS) $220,000 AcadianaMLS
• 2022-07-17 Pending — AcadianaMLS
• 2022-07-14 Listed $220,000 AcadianaMLS
• 2014-02-21 Sold (MLS) $147,900 AcadianaMLS
• 2013-09-12 Listed $147,900 AcadianaMLS

Property tax history

+22.5%/yr

Latest (2025): $1,448 · -0.2% YoY. Source: county tax records.