407 N Frederick Ave · Kaplan, LA 70548

$49,000

2 bd · 1.0 ba · 697 sqft · SingleFamily · 48 Days on market

Built 1950 $70/sqft · 16% above area Est $42k · 16% over ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Cozy cottage in the heart of Kaplan. This move in ready home has had some updates over the past four years and is ready for its new owners. Improvements include new roof, new windows units, and new hot water heater. Currently being used as an investment property, this home is generating $675 a month. Lease for this particular tenant expires 6-20-26. Not interesting in buying investment homes, that's ok! This adorable home also qualifies for owner occupied loans! Please do not disturb tenants. Home can be viewed during buyer's due diligence period. Reach out for more information.

Key facts

• New windows units
• New hot water heater
• Investment property

Tags

• NEW ROOF
• NEW WINDOWS UNITS
• NEW HOT WATER HEATER
• INVESTMENT PROPERTY

Property features AI

Exterior

• Parking: Detached or attached garage providing 1 covered parking space (garage)
• Utilities: City gas; City electric; Public sewer
• Home design: Single family residence
• Construction: Wood siding; Frame construction; Composition roof
• Exterior features: Composition roof; Wood siding and frame construction; Residential zoning; Parish road frontage

Interior

• Flooring: Wood laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Formica counters; Wood frame windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 5.4% in Kaplan — 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 (#192 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, 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.
• Zoned schools: Kaplan Elementary School (math 47% / reading 57%, grade C-, #108 of 646 statewide, top 18%, 592 students, 70% FRL); Kaplan High School (math 42% / reading 52%, grade D-, #45 of 265 statewide, top 20%, 555 students, 54% FRL).
• Market conditions: 54 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.46%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (median comp): $42,225
• List price: $49,000
• Delta: 16.05%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N Frederick Ave	0.09mi	2/1.0	666 (-4%)	2mo	$50,000	$75	86

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $4,634
• Equity at exit: $7,306

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $20,438
• Equity at exit: $4,237

Cash invested: $13,720 (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 70548

• Home prices YoY: -32.8%
• Active inventory: 54
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$20
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $196

Break-even live

Break-even rent $561

Max offer price $49,000

Occupancy floor 71%

Sensitivity live

Price	-10% $224	-5% $210	+0% $196	+5% $182	+10% $168
Rent	-10% $132	-5% $164	+0% $196	+5% $228	+10% $260
Rate	-1.0pp $221	-0.5pp $209	base $196	+0.5pp $184	+1.0pp $171

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $49,000 Active 48 DOM
2. 2026-06-17
   days on market $49,000 Active 47 DOM
3. 2026-06-16
   days on market $49,000 Active 46 DOM
4. 2026-06-15
   days on market $49,000 Active 45 DOM
5. 2026-06-14
   days on market $49,000 Active 43 DOM
6. 2026-06-13
   days on market $49,000 Active 42 DOM
7. 2026-06-10
   days on market $49,000 Active 40 DOM
8. 2026-06-09
   days on market $49,000 Active 39 DOM
9. 2026-06-08
   days on market $49,000 Active 38 DOM
10. 2026-06-07
    pricedays on market $49,000 Active 37 DOM
11. 2026-06-03
    days on market $55,000 Active 33 DOM
12. 2026-06-02
    days on market $55,000 Active 32 DOM
13. 2026-06-01
    days on market $55,000 Active 31 DOM
14. 2026-05-31
    days on market $55,000 Active 30 DOM
15. 2026-05-30
    days on market $55,000 Active 29 DOM
16. 2026-05-01
    listed $55,000 Active 587-char remark

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $270 · $22/mo
• Expected delta: +$104/yr (+$9/mo · 63.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $9,713
• − Mortgage interest: −$2,745
• − Property taxes: −$165
• − Insurance: −$2,070
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$1,425
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $1,934/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 — Kaplan

• Score: 63/100
• State rank: #192
• US rank: #15267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaplan, LA
• Population (ZIP): 9,077

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 3% Pacific Islander 3%
• Common ancestry: Lithuanian 18% Estonian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -51.08%
• Current HPI: 104.662
• 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

-10.9% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $49,000 AcadianaMLS
• 2026-05-01 Listed $55,000 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2025): $165 · -2.5% YoY. Source: county tax records.