200 Oleander St · Opelousas, LA 70570

$75,000

3 bd · 2.0 ba · 1,202 sqft · Other · 45 Days on market

6,969 sqft lot $62/sqft · at area comps Est $76k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 1% rule +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment property with long-term tenants and optional built-in management services if needed, but not required. This 3 bed 2 bath home is bringing in $750 per month and $9,000 per year in rental income. Home has been very well maintained and would make a great addition to your rental portfolio and future residual income plan. Full financials including lease copies, insurance cost estimates, property taxes and expenses are available by request. This home is a part of a large portfolio of investment rental properties that are currently listed for sale with more homes will be coming available soon. Properties can be purchased individually or as a package. Please reach out for further

Key facts

• 6,969 sq ft lot
• Parking
• Listed 45 days

Property features AI

Exterior

• Parking: Carport (1 covered space, total parking for 1 vehicle)
• Utilities: Public sewer
• Home design: Single-family residence
• Construction: Brick veneer construction
• Exterior features: Brick veneer exterior; Public sewer

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Cooling and heating present (system type not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Zoned schools: Grolee Elementary School (math 5% / reading 12%, grade F, #616 of 646 statewide, top 96%, 474 students, 89% FRL); Opelousas Middle School (math 5% / reading 16%, grade F, #197 of 218 statewide, top 91%, 246 students, 92% FRL); Northwest High School (math 12% / reading 22%, grade F, #203 of 265 statewide, top 80%, 582 students, 68% FRL).
• Zoned-school proficiency averages 12% at this address vs 26% district-wide (-14 pts) — the specific schools serving this property underperform the St. Landry Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 312 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.25% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $76,169
• List price: $75,000
• Delta: -1.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $6,502
• Equity at exit: $11,183

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $29,603
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $293

Break-even live

Break-even rent $568

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $336	-5% $315	+0% $293	+5% $272	+10% $251
Rent	-10% $219	-5% $256	+0% $293	+5% $330	+10% $368
Rate	-1.0pp $331	-0.5pp $312	base $293	+0.5pp $274	+1.0pp $254

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2238 Ledoux Cir Opelousas, LA	3.0	1.0	1000	$950	$0.95	44d	1	0.28mi
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	44d	1	1.03mi

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 45 DOM
2. 2026-06-18
   days on market $75,000 Active 43 DOM
3. 2026-06-17
   days on market $75,000 Active 42 DOM
4. 2026-06-16
   days on market $75,000 Active 41 DOM
5. 2026-06-15
   days on market $75,000 Active 40 DOM
6. 2026-06-13
   days on market $75,000 Active 38 DOM
7. 2026-06-12
   days on market $75,000 Active 37 DOM
8. 2026-06-09
   days on market $75,000 Active 34 DOM
9. 2026-06-08
   days on market $75,000 Active 33 DOM
10. 2026-06-07
    days on market $75,000 Active 32 DOM
11. 2026-06-07
    days on market $75,000 Active 31 DOM
12. 2026-06-04
    days on market $75,000 Active 28 DOM
13. 2026-06-02
    days on market $75,000 Active 27 DOM
14. 2026-06-01
    days on market $75,000 Active 26 DOM
15. 2026-05-31
    days on market $75,000 Active 25 DOM
16. 2026-05-31
    days on market $75,000 Active 24 DOM
17. 2026-05-06
    listed $75,000 Active 764-char remark
18. 2021-07-21
    soldstatus $187,500
19. 2017-08-02
    soldstatus $32,000

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$124/yr (+$10/mo · 43.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $11,270
• − Mortgage interest: −$4,201
• − Property taxes: −$288
• − Insurance: −$375
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,182
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,939/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

+134.4% since first listed

3 events — show timeline

• 2026-05-06 Listed $75,000 AcadianaMLS
• 2021-07-21 Sold (Public Records) $187,500 Public Records
• 2017-08-02 Sold (Public Records) $32,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $288 · +0.0% YoY. Source: county tax records.