411 Lasalle · Erath, LA 70533

$45,500

2 bd · 1.0 ba · 624 sqft · SingleFamily · 23 Days on market

10,018 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This small single-story detached cottage with a metal gable roof, front porch, raised entry, and attached carport is vacant and ready to move in. Home is sold as-is with no seller repairs. Previously used as a rental, getting $500 a month. Includes vacant side lot with a few fruit trees. The buyer is to verify all school and flood zones. The home includes the washing machine, fridge, and stove.

Key facts

• Metal gable roof
• Attached carport
• Vacant side lot

Tags

• METAL GABLE ROOF
• FRONT PORCH
• RAISED ENTRY
• ATTACHED CARPORT
• VACANT SIDE LOT
• FRUIT TREES

Property features AI

Exterior

• Parking: Carport (1 space); Covered parking (1 space); Total 1 parking space
• Utilities: Public sewer; Electric service: City
• Home design: Single family residence; Fixer condition; Dead-end and parish road frontage
• Construction: Asbestos siding; Frame construction
• Exterior features: Partial fencing; Other fencing; Metal roof

Interior

• Kitchen: Electric stove; Refrigerator
• Flooring: Vinyl tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit cooling
• Interior features: Standalone tub; Formica counters; Storm door(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#35 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Dozier Elementary School (math 45% / reading 67%, grade C+, #87 of 646 statewide, top 13%, 547 students, 54% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Vermilion Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 35 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 $315 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 $13k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $44,817 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 2.40% ✓
• Cap rate: 21.60%
• Cash-on-cash: 54.67%
• DSCR: 3.43
• GRM: 3.5

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $2,686
• Equity at exit: $6,784

10-year hold

• IRR: 15.2%
• Equity multiple: 2.26×
• Total profit: $16,012
• Equity at exit: $3,934

Cash invested: $12,740 (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 70533

• Active inventory: 35
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$239
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $154

Break-even live

Break-even rent $899

Max offer price $45,500

Occupancy floor 81%

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: $11,375
• Closing costs: $1,365
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $45,500 Active 23 DOM
2. 2026-06-17
   days on market $45,500 Active 22 DOM
3. 2026-06-16
   days on market $45,500 Active 21 DOM
4. 2026-06-15
   days on market $45,500 Active 20 DOM
5. 2026-06-14
   days on market $45,500 Active 18 DOM
6. 2026-06-13
   days on market $45,500 Active 17 DOM
7. 2026-06-10
   days on market $45,500 Active 15 DOM
8. 2026-06-09
   days on market $45,500 Active 14 DOM
9. 2026-06-08
   days on market $45,500 Active 13 DOM
10. 2026-06-07
    days on market $45,500 Active 12 DOM
11. 2026-06-03
    days on market $45,500 Active 8 DOM
12. 2026-06-02
    days on market $45,500 Active 7 DOM
13. 2026-06-01
    days on market $45,500 Active 6 DOM
14. 2026-05-31
    days on market $45,500 Active 5 DOM
15. 2026-05-30
    days on market $45,500 Active 4 DOM
16. 2026-05-26
    listed $45,500 Active

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $318 · $26/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $13,130
• − Mortgage interest: −$2,549
• − Property taxes: −$318
• − Insurance: −$5,346
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,324
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $1,488/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 — Erath

• Score: 73/100
• State rank: #35
• US rank: #5499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erath, LA
• Population (ZIP): 6,793

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% Two or more races 9% Hispanic / Latino 4% Black 4%
• Common ancestry: Lithuanian 13% Romanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▼ -76.05%
• Current HPI: 94.708
• 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

1 event — show timeline

• 2026-05-26 Listed $45,500 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $318 · -0.1% YoY. Source: county tax records.