129 W Tennis St · Opelousas, LA 70570

$59,900

3 bd · 2.0 ba · 1,993 sqft · Other · 64 Days on market

5,662 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming Victorian home located in the historic district of Opelousas, LA within walking distance to Donald Gardner Stadium and South City Park. As you walk in, your eyes go upward to the tall ceilings and you notice the spacious living area, and the large kitchen with cherry cabinets overlooks the second sitting area. Walk outside to a large backyard ready for entertaining. Owner offering a home warranty at closing!

Key facts

• 5,662 sq ft lot
• Garage
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.02% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.79%
• DSCR: 2.86
• GRM: 4.1

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $27,483
• Equity at exit: $8,931

10-year hold

• IRR: 44.9%
• Equity multiple: 5.28×
• Total profit: $71,794
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $584

Break-even live

Break-even rent $469

Max offer price $59,900

Occupancy floor 47%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-18
   status Pending
2. 2026-02-18
   price $59,900
3. 2026-01-14
   price $69,900
4. 2025-12-17
   price $74,900
5. 2025-11-10
   listed $69,900 Active
6. 2025-11-10
   listed $79,900 Active
7. 2020-10-27
   soldstatus $90,000
8. 2020-10-23
   soldstatus $90,000 420-char remark

   Show marketing remark (420 chars)

   Charming Victorian home located in the historic district of Opelousas, LA within walking distance to Donald Gardner Stadium and South City Park. As you walk in, your eyes go upward to the tall ceilings and you notice the spacious living area, and the large kitchen with cherry cabinets overlooks the second sitting area. Walk outside to a large backyard ready for entertaining. Owner offering a home warranty at closing!

9. 2020-05-12
   listed $99,999 420-char remark

   Show marketing remark (420 chars)

   Charming Victorian home located in the historic district of Opelousas, LA within walking distance to Donald Gardner Stadium and South City Park. As you walk in, your eyes go upward to the tall ceilings and you notice the spacious living area, and the large kitchen with cherry cabinets overlooks the second sitting area. Walk outside to a large backyard ready for entertaining. Owner offering a home warranty at closing!

10. 2019-02-05
    listed $99,999
11. 2018-11-27
    listed $109,500
12. 2018-05-14
    listed $99,500
13. 2016-07-26
    listed $92,000
14. 2013-09-05
    soldstatus $80,000
15. 2013-08-30
    soldstatus $80,000
16. 2013-06-05
    listed $89,500
17. 2010-08-03
    listed $89,900
18. 2009-08-13
    listed $99,000
19. 2009-04-27
    soldstatus $34,500
20. 2009-04-24
    soldstatus $34,500
21. 2008-11-01
    listed $39,900

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $377 · $31/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 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 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: $14,499
• − Mortgage interest: −$3,355
• − Property taxes: −$377
• − Insurance: −$300
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,743
• Taxable income: $6,405
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $5,471/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

+50.1% since first listed

21 events — show timeline

• 2026-04-18 Pending — AcadianaMLS
• 2026-02-18 Price Changed $59,900 AcadianaMLS
• 2026-01-14 Price Changed $69,900 AcadianaMLS
• 2025-12-17 Price Changed $74,900 AcadianaMLS
• 2025-11-10 Listed $79,900 AcadianaMLS
• 2025-11-10 Listed $69,900 AcadianaMLS
• 2020-10-27 Sold (Public Records) $90,000 Public Records
• 2020-10-23 Sold (MLS) $90,000 AcadianaMLS
• 2020-05-12 Listed $99,999 AcadianaMLS
• 2019-02-05 Listed $99,999 AcadianaMLS
• 2018-11-27 Listed $109,500 AcadianaMLS
• 2018-05-14 Listed $99,500 AcadianaMLS
• 2016-07-26 Listed $92,000 AcadianaMLS
• 2013-09-05 Sold (Public Records) $80,000 Public Records
• 2013-08-30 Sold (MLS) $80,000 AcadianaMLS
• 2013-06-05 Listed $89,500 AcadianaMLS
• 2010-08-03 Listed $89,900 AcadianaMLS
• 2009-08-13 Listed $99,000 AcadianaMLS
• 2009-04-27 Sold (Public Records) $34,500 Public Records
• 2009-04-24 Sold (MLS) $34,500 AcadianaMLS
• 2008-11-01 Listed $39,900 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $377 · +0.0% YoY. Source: county tax records.