807 & 809 E Vermilion St · Abbeville, LA 70510

$144,000

4 bd · 2.0 ba · 1,904 sqft · MultiFamily · 133 Days on market

Good condition 7,405 sqft lot $76/sqft · 33% below area Est $215k · 33% under ↓ 13% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Turnkey income-producing duplex featuring two remodeled 2BR/1BA units. Renovated approximately three years ago, both units offer updated interiors and include a stove and refrigerator. Unit 809 received a new AC system in 2023, and the property features a durable metal roof, offering long-term, low-maintenance ownership.Fully leased investment opportunity. Both units are currently tenant-occupied at $750 per month each, generating $1,500 in gross monthly income ($18,000 annually) with immediate cash flow in place.Located in a high-demand rental area and situated in Flood Zone X, this property presents a strong opportunity for investors seeking a stabilized asset with reliable income. Ideal for buy-and-hold investors looking to expand their rental portfolio.Do not disturb tenants. Showings by appointment only.

Key facts

• Metal roof
• Remodeled units
• Updated interiors

Tags

• INCOME PRODUCING DUPLEX
• REMODELED UNITS
• UPDATED INTERIORS
• NEW AC SYSTEM
• METAL ROOF
• HIGH DEMAND RENTAL AREA

🏷️ Possibly a rental listed for sale. The $144,000 price doesn't fit this home's estimated sale value (~$215,210) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $144k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive. Per door: $416/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 6.6% in Abbeville — 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 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; 2 comparable units currently listed for rent nearby; 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 $996 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $215,210
• List price: $144,000
• Delta: -33.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 1.74×
• Total profit: $29,785
• Equity at exit: $21,471

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $94,549
• Equity at exit: $12,450

Cash invested: $40,320 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $833

Break-even live

Break-even rent $1,344

Max offer price $144,000

Occupancy floor 60%

Sensitivity live

Price	-10% $932	-5% $883	+0% $833	+5% $783	+10% $733
Rent	-10% $643	-5% $738	+0% $833	+5% $928	+10% $1,022
Rate	-1.0pp $905	-0.5pp $869	base $833	+0.5pp $795	+1.0pp $758

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,398
Total (2 units)			$2,398

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	44d	1	0.43mi
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	0.73mi

Listing history 31 events

1. 2026-06-18
   days on market $144,000 Active 133 DOM
2. 2026-06-17
   days on market $144,000 Active 132 DOM
3. 2026-06-16
   days on market $144,000 Active 131 DOM
4. 2026-06-15
   days on market $144,000 Active 130 DOM
5. 2026-06-14
   days on market $144,000 Active 128 DOM
6. 2026-06-13
   days on market $144,000 Active 127 DOM
7. 2026-06-10
   days on market $144,000 Active 125 DOM
8. 2026-06-09
   days on market $144,000 Active 124 DOM
9. 2026-06-08
   days on market $144,000 Active 123 DOM
10. 2026-06-07
    days on market $144,000 Active 122 DOM
11. 2026-06-03
    days on market $144,000 Active 118 DOM
12. 2026-06-02
    days on market $144,000 Active 117 DOM
13. 2026-06-01
    days on market $144,000 Active 116 DOM
14. 2026-05-31
    days on market $144,000 Active 115 DOM
15. 2026-05-30
    days on market $144,000 Active 114 DOM
16. 2026-04-02
    price $144,000 820-char remark

    Show marketing remark (820 chars)

    Turnkey income-producing duplex featuring two remodeled 2BR/1BA units. Renovated approximately three years ago, both units offer updated interiors and include a stove and refrigerator. Unit 809 received a new AC system in 2023, and the property features a durable metal roof, offering long-term, low-maintenance ownership.Fully leased investment opportunity. Both units are currently tenant-occupied at $750 per month each, generating $1,500 in gross monthly income ($18,000 annually) with immediate cash flow in place.Located in a high-demand rental area and situated in Flood Zone X, this property presents a strong opportunity for investors seeking a stabilized asset with reliable income. Ideal for buy-and-hold investors looking to expand their rental portfolio.Do not disturb tenants. Showings by appointment only.

17. 2026-03-10
    price $149,000 820-char remark

    Show marketing remark (820 chars)

    Turnkey income-producing duplex featuring two remodeled 2BR/1BA units. Renovated approximately three years ago, both units offer updated interiors and include a stove and refrigerator. Unit 809 received a new AC system in 2023, and the property features a durable metal roof, offering long-term, low-maintenance ownership.Fully leased investment opportunity. Both units are currently tenant-occupied at $750 per month each, generating $1,500 in gross monthly income ($18,000 annually) with immediate cash flow in place.Located in a high-demand rental area and situated in Flood Zone X, this property presents a strong opportunity for investors seeking a stabilized asset with reliable income. Ideal for buy-and-hold investors looking to expand their rental portfolio.Do not disturb tenants. Showings by appointment only.

18. 2026-02-23
    price $149,500 820-char remark

    Show marketing remark (820 chars)

    Turnkey income-producing duplex featuring two remodeled 2BR/1BA units. Renovated approximately three years ago, both units offer updated interiors and include a stove and refrigerator. Unit 809 received a new AC system in 2023, and the property features a durable metal roof, offering long-term, low-maintenance ownership.Fully leased investment opportunity. Both units are currently tenant-occupied at $750 per month each, generating $1,500 in gross monthly income ($18,000 annually) with immediate cash flow in place.Located in a high-demand rental area and situated in Flood Zone X, this property presents a strong opportunity for investors seeking a stabilized asset with reliable income. Ideal for buy-and-hold investors looking to expand their rental portfolio.Do not disturb tenants. Showings by appointment only.

19. 2026-02-05
    listed $150,000 Active 820-char remark

    Show marketing remark (820 chars)

    Turnkey income-producing duplex featuring two remodeled 2BR/1BA units. Renovated approximately three years ago, both units offer updated interiors and include a stove and refrigerator. Unit 809 received a new AC system in 2023, and the property features a durable metal roof, offering long-term, low-maintenance ownership.Fully leased investment opportunity. Both units are currently tenant-occupied at $750 per month each, generating $1,500 in gross monthly income ($18,000 annually) with immediate cash flow in place.Located in a high-demand rental area and situated in Flood Zone X, this property presents a strong opportunity for investors seeking a stabilized asset with reliable income. Ideal for buy-and-hold investors looking to expand their rental portfolio.Do not disturb tenants. Showings by appointment only.

20. 2025-08-22
    status Active
21. 2025-08-18
    status Pending
22. 2025-07-07
    listed $149,888 Active
23. 2025-04-22
    price $159,900
24. 2025-03-09
    price $164,000
25. 2025-01-30
    price $169,900
26. 2024-11-26
    listed $179,900 Active
27. 2023-07-17
    soldstatus $140,000 Sold
28. 2023-05-29
    status Pending
29. 2023-05-25
    price $155,900
30. 2023-05-11
    price $159,900
31. 2023-04-10
    listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $28,776
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$1,518
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$4,189
• Taxable income: $8,239
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $8,016/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

A well-maintained, recently renovated two-unit duplex with updated interiors and a durable metal roof, offering a turnkey investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value.
• Both Fencing — Improves privacy and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value. ↑
• Both Fencing — Improves privacy and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Abbeville, LA
• 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

-12.7% since first listed

16 events — show timeline

• 2026-04-02 Price Changed $144,000 AcadianaMLS
• 2026-03-10 Price Changed $149,000 AcadianaMLS
• 2026-02-23 Price Changed $149,500 AcadianaMLS
• 2026-02-05 Listed $150,000 AcadianaMLS
• 2025-08-22 Relisted — AcadianaMLS
• 2025-08-18 Pending — AcadianaMLS
• 2025-07-07 Listed $149,888 AcadianaMLS
• 2025-04-22 Price Changed $159,900 AcadianaMLS
• 2025-03-09 Price Changed $164,000 AcadianaMLS
• 2025-01-30 Price Changed $169,900 AcadianaMLS
• 2024-11-26 Listed $179,900 AcadianaMLS
• 2023-07-17 Sold (MLS) $140,000 AcadianaMLS
• 2023-05-29 Pending — AcadianaMLS
• 2023-05-25 Price Changed $155,900 AcadianaMLS
• 2023-05-11 Price Changed $159,900 AcadianaMLS
• 2023-04-10 Listed $165,000 AcadianaMLS