530 E Laurent St · Opelousas, LA 70570

$150,000

3 bd · 1.0 ba · 2,100 sqft · Other · 281 Days on market

1.00 ac lot $71/sqft · 27% below area Est $205k · 27% under ↓ 14% since listing

---

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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• 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

This expansive, classic-style residence beautifully balances timeless charm with modern flexibility. Designed with a dual purpose--whether for a thriving business or a welcoming family environment--the home boasts a full front porch that invites relaxation and conversation. Its layout emphasizes both communal space and private retreat, making it an ideal choice for diverse needs.The heart of the home features a generous gathering room, perfect for hosting guests or family movie nights. Adjacent to this, a streamlined galley kitchen offers efficiency and style, complemented by a formal dining room that fosters memorable meals and celebrations. A sunroom adds a touch of brightness, providing a versatile space for work, leisure, or plants.There are three spacious bedrooms, each designed to provide comfort and privacy. Two half baths serve guests and residents alike, ensuring convenience without sacrificing style. An office or storage room offers flexibility--whether for remote work, hobby space, or extra organization.Step outside to the covered patio, ideal for outdoor entertaining or quiet mornings. This home's architecture and layout emphasize adaptability, allowing easy modifications to suit changing needs over time. Whether as a business hub, a family sanctuary, or a blend of both, this traditional home offers endless potential--combining functionality with timeless elegance.

Key facts

• Gathering room
• Formal dining room
• Full front porch

Tags

• FULL FRONT PORCH
• GATHERING ROOM
• GALLEY KITCHEN
• FORMAL DINING ROOM
• SUNROOM
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $122k (18.7% below list).
• Recommended offer: $122k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 312 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 $1k of loan paydown is wiped out by about $4k 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 281 days — a 12% lower offer ($132k) 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 $121,893 (18.7% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 10.3

CMA / ARV

• ARV (median comp): $204,740
• List price: $150,000
• Delta: -26.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,852
• Equity at exit: $22,365

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-9,616
• Equity at exit: $12,969

Cash invested: $42,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $87

Break-even live

Break-even rent $1,109

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $129	+0% $87	+5% $44	+10% $-177
Rent	-10% $-9	-5% $39	+0% $87	+5% $135	+10% $183
Rate	-1.0pp $162	-0.5pp $125	base $87	+0.5pp $48	+1.0pp $8

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 281 DOM
2. 2026-06-17
   days on market $150,000 Active 280 DOM
3. 2026-06-16
   days on market $150,000 Active 279 DOM
4. 2026-06-15
   days on market $150,000 Active 278 DOM
5. 2026-06-13
   days on market $150,000 Active 276 DOM
6. 2026-06-12
   days on market $150,000 Active 275 DOM
7. 2026-06-09
   days on market $150,000 Active 272 DOM
8. 2026-06-08
   days on market $150,000 Active 271 DOM
9. 2026-06-07
   days on market $150,000 Active 270 DOM
10. 2026-06-07
    days on market $150,000 Active 269 DOM
11. 2026-06-04
    days on market $150,000 Active 266 DOM
12. 2026-06-02
    days on market $150,000 Active 265 DOM
13. 2026-06-01
    days on market $150,000 Active 264 DOM
14. 2026-05-31
    days on market $150,000 Active 263 DOM
15. 2026-05-31
    days on market $150,000 Active 262 DOM
16. 2026-02-19
    price $150,000 1399-char remark

    Show marketing remark (1399 chars)

    This expansive, classic-style residence beautifully balances timeless charm with modern flexibility. Designed with a dual purpose--whether for a thriving business or a welcoming family environment--the home boasts a full front porch that invites relaxation and conversation. Its layout emphasizes both communal space and private retreat, making it an ideal choice for diverse needs.The heart of the home features a generous gathering room, perfect for hosting guests or family movie nights. Adjacent to this, a streamlined galley kitchen offers efficiency and style, complemented by a formal dining room that fosters memorable meals and celebrations. A sunroom adds a touch of brightness, providing a versatile space for work, leisure, or plants.There are three spacious bedrooms, each designed to provide comfort and privacy. Two half baths serve guests and residents alike, ensuring convenience without sacrificing style. An office or storage room offers flexibility--whether for remote work, hobby space, or extra organization.Step outside to the covered patio, ideal for outdoor entertaining or quiet mornings. This home's architecture and layout emphasize adaptability, allowing easy modifications to suit changing needs over time. Whether as a business hub, a family sanctuary, or a blend of both, this traditional home offers endless potential--combining functionality with timeless elegance.

17. 2025-11-07
    price $169,000 1399-char remark

    Show marketing remark (1399 chars)

    This expansive, classic-style residence beautifully balances timeless charm with modern flexibility. Designed with a dual purpose--whether for a thriving business or a welcoming family environment--the home boasts a full front porch that invites relaxation and conversation. Its layout emphasizes both communal space and private retreat, making it an ideal choice for diverse needs.The heart of the home features a generous gathering room, perfect for hosting guests or family movie nights. Adjacent to this, a streamlined galley kitchen offers efficiency and style, complemented by a formal dining room that fosters memorable meals and celebrations. A sunroom adds a touch of brightness, providing a versatile space for work, leisure, or plants.There are three spacious bedrooms, each designed to provide comfort and privacy. Two half baths serve guests and residents alike, ensuring convenience without sacrificing style. An office or storage room offers flexibility--whether for remote work, hobby space, or extra organization.Step outside to the covered patio, ideal for outdoor entertaining or quiet mornings. This home's architecture and layout emphasize adaptability, allowing easy modifications to suit changing needs over time. Whether as a business hub, a family sanctuary, or a blend of both, this traditional home offers endless potential--combining functionality with timeless elegance.

18. 2025-09-08
    listed $175,000 Active 1399-char remark

    Show marketing remark (1399 chars)

    This expansive, classic-style residence beautifully balances timeless charm with modern flexibility. Designed with a dual purpose--whether for a thriving business or a welcoming family environment--the home boasts a full front porch that invites relaxation and conversation. Its layout emphasizes both communal space and private retreat, making it an ideal choice for diverse needs.The heart of the home features a generous gathering room, perfect for hosting guests or family movie nights. Adjacent to this, a streamlined galley kitchen offers efficiency and style, complemented by a formal dining room that fosters memorable meals and celebrations. A sunroom adds a touch of brightness, providing a versatile space for work, leisure, or plants.There are three spacious bedrooms, each designed to provide comfort and privacy. Two half baths serve guests and residents alike, ensuring convenience without sacrificing style. An office or storage room offers flexibility--whether for remote work, hobby space, or extra organization.Step outside to the covered patio, ideal for outdoor entertaining or quiet mornings. This home's architecture and layout emphasize adaptability, allowing easy modifications to suit changing needs over time. Whether as a business hub, a family sanctuary, or a blend of both, this traditional home offers endless potential--combining functionality with timeless elegance.

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$502/yr (+$42/mo · 155.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,627
• − Mortgage interest: −$8,402
• − Property taxes: −$323
• − Insurance: −$750
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,364
• Taxable loss: −$1,552
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,415/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

-14.3% since first listed

3 events — show timeline

• 2026-02-19 Price Changed $150,000 AcadianaMLS
• 2025-11-07 Price Changed $169,000 AcadianaMLS
• 2025-09-08 Listed $175,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $323 · +0.0% YoY. Source: county tax records.