14927 S Guegnon St · Perry, LA 70510

$62,320

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 255 Days on market

2.00 ac lot $48/sqft · 55% below area ↓ 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

Key facts

• 2 acre lot
• 2 parking spots
• Listed 255 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $431 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $54,841 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.49% ✓
• Cap rate: 21.70%
• Cash-on-cash: 55.04%
• DSCR: 3.45
• GRM: 3.4

CMA / ARV

• ARV (median comp): $131,559
• List price: $62,320
• Delta: -52.63%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14931 S Guegnon St	0.04mi	2/1.5 (-1)	1,200 (-8%)	7mo	$134,500	$112	73

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $13,989
• Equity at exit: $9,292

10-year hold

• IRR: 28.1%
• Equity multiple: 3.52×
• Total profit: $43,979
• Equity at exit: $5,388

Cash invested: $17,450 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$327
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$26
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $374

Break-even live

Break-even rent $1,077

Max offer price $62,320

Occupancy floor 71%

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: $15,580
• Closing costs: $1,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-20
   status Pending 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

2. 2026-01-17
   price $62,320 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

3. 2025-12-16
   price $68,880 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

4. 2025-11-25
   status Active 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

5. 2025-10-06
   status Pending 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

6. 2025-09-24
   price $75,440 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

7. 2025-08-14
   status Active 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

8. 2025-07-14
   status Pending 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

9. 2025-06-18
   listed $82,000 Active 225-char remark

   Show marketing remark (225 chars)

   3-bedroom 2 bath home with over 1200 living area. Kitchen with dining area, spacious living room with ceiling fan.bedrooms with ceiling fans. Home sits on a little over 2 acres of land.Measurements not warranted by realtor.

10. 2016-12-27
    soldstatus $125,000
11. 2016-12-22
    soldstatus $122,735 628-char remark

    Show marketing remark (628 chars)

    AWESOME DEAL!!! Sitting on a gorgeous TWO ACRES, this place packs quite a punch for the price! The wonderful home is an open/split floor plan with 3 bedrooms, 2 baths, a very nice kitchen with an island and dining area, and tons of charm and character!!! BUT...the best part of this property is the MASSIVE yard, a 12' x 24' storage building/workshop, an 18' x 45' camper shed with extra storage room attached, and the large covered patio with a screened in back porch!!! It's the ultimate package!!! ***This home may qualify for 100% financing with the RD (Rural Development) loan program.*** DID NOT FLOOD! COME AND GET IT!!!

12. 2016-07-23
    listed $129,900 628-char remark

    Show marketing remark (628 chars)

    AWESOME DEAL!!! Sitting on a gorgeous TWO ACRES, this place packs quite a punch for the price! The wonderful home is an open/split floor plan with 3 bedrooms, 2 baths, a very nice kitchen with an island and dining area, and tons of charm and character!!! BUT...the best part of this property is the MASSIVE yard, a 12' x 24' storage building/workshop, an 18' x 45' camper shed with extra storage room attached, and the large covered patio with a screened in back porch!!! It's the ultimate package!!! ***This home may qualify for 100% financing with the RD (Rural Development) loan program.*** DID NOT FLOOD! COME AND GET IT!!!

13. 2014-02-28
    soldstatus $107,000
14. 2013-11-13
    listed $124,900

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $858 · $72/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 · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $18,602
• − Mortgage interest: −$3,491
• − Property taxes: −$858
• − Insurance: −$5,430
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,813
• Taxable income: $4,033
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,517/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 — Perry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 59
• 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

-50.1% since first listed

14 events — show timeline

• 2026-05-20 Pending — AcadianaMLS
• 2026-01-17 Price Changed $62,320 AcadianaMLS
• 2025-12-16 Price Changed $68,880 AcadianaMLS
• 2025-11-25 Relisted — AcadianaMLS
• 2025-10-06 Pending — AcadianaMLS
• 2025-09-24 Price Changed $75,440 AcadianaMLS
• 2025-08-14 Relisted — AcadianaMLS
• 2025-07-14 Pending — AcadianaMLS
• 2025-06-18 Listed $82,000 AcadianaMLS
• 2016-12-27 Sold (Public Records) $125,000 Public Records
• 2016-12-22 Sold (MLS) $122,735 AcadianaMLS
• 2016-07-23 Listed $129,900 AcadianaMLS
• 2014-02-28 Sold (MLS) $107,000 AcadianaMLS
• 2013-11-13 Listed $124,900 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2024): $858 · +3.2% YoY. Source: county tax records.