105 5th St · Abbeville, LA 70510

$64,900

3 bd · 1.0 ba · 1,046 sqft · SingleFamily · 82 Days on market

9,583 sqft lot $62/sqft · 17% below area Est $78k · 17% under

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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
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage conveniently located near AA Comeaux Park and Godchaux Park. This home has a wonferful front porch and a covered patio. The large kitchen offers plenty of pantry space. Features a handicap accessibility ramp. The backyard has a metal workshop.

Key facts

• Front porch
• Covered patio
• Metal workshop

Tags

• FRONT PORCH
• COVERED PATIO
• PANTRY SPACE
• HANDICAP ACCESSIBILITY RAMP
• METAL WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.71%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $78,014
• List price: $64,900
• Delta: -16.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 S State St	0.14mi	3/2.0	1,055 (+1%)	18mo	$107,000	$101	73
700 S State Street St	0.14mi	3/1.0	1,115 (+7%)	12mo	$76,000	$68	73
710 Parkview Dr	0.49mi	3/1.5	1,000 (-4%)	10mo	$35,000	$35	60
413 E Martin Luther King, Jr. Dr	0.28mi	3/1.0	1,161 (+11%)	13mo	$30,000	$26	57
408 S Bailey St	0.56mi	3/1.0	1,100 (+5%)	10mo	$42,000	$38	57
303 S Louisiana St	0.48mi	3/1.0	1,100 (+5%)	19mo	$27,000	$25	54
108 Maude Ave	0.28mi	2/2.0 (-1)	1,200 (+15%)	14mo	$41,595	$35	41

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: 21.8%
• Equity multiple: 1.89×
• Total profit: $16,195
• Equity at exit: $9,677

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $48,464
• Equity at exit: $5,611

Cash invested: $18,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $420

Break-even live

Break-even rent $511

Max offer price $64,900

Occupancy floor 55%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Lafayette St Unit 2 Abbeville, LA	2.0	1.0	800	$1,199	$1.50	13d	1	0.54mi
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	43d	1	1.19mi

Listing history 26 events

1. 2026-06-18
   status $64,900 Pending 82 DOM
2. 2026-06-18
   days on market $64,900 Active 82 DOM
3. 2026-06-17
   days on market $64,900 Active 81 DOM
4. 2026-06-16
   days on market $64,900 Active 80 DOM
5. 2026-06-15
   days on market $64,900 Active 79 DOM
6. 2026-06-14
   days on market $64,900 Active 77 DOM
7. 2026-06-13
   days on market $64,900 Active 76 DOM
8. 2026-06-10
   days on market $64,900 Active 74 DOM
9. 2026-06-09
   days on market $64,900 Active 73 DOM
10. 2026-06-08
    days on market $64,900 Active 72 DOM
11. 2026-06-07
    days on market $64,900 Active 71 DOM
12. 2026-06-03
    days on market $64,900 Active 67 DOM
13. 2026-06-02
    days on market $64,900 Active 66 DOM
14. 2026-06-01
    days on market $64,900 Active 65 DOM
15. 2026-05-31
    days on market $64,900 Active 64 DOM
16. 2026-05-30
    days on market $64,900 Active 63 DOM
17. 2026-04-30
    price $64,900 262-char remark

    Show marketing remark (262 chars)

    Charming cottage conveniently located near AA Comeaux Park and Godchaux Park. This home has a wonferful front porch and a covered patio. The large kitchen offers plenty of pantry space. Features a handicap accessibility ramp. The backyard has a metal workshop.

18. 2026-03-27
    listed $74,900 Active 262-char remark

    Show marketing remark (262 chars)

    Charming cottage conveniently located near AA Comeaux Park and Godchaux Park. This home has a wonferful front porch and a covered patio. The large kitchen offers plenty of pantry space. Features a handicap accessibility ramp. The backyard has a metal workshop.

19. 2023-08-02
    soldstatus $102,500
20. 2023-08-01
    soldstatus $102,500 Sold 610-char remark

    Show marketing remark (610 chars)

    Charming cottage nestled in the heart of Abbeville. Conveniently located near AA Comeaux Park and Godchaux Park. This home has an adorable front porch for morning coffees and a back porch overlooking the back yard with a huge oak tree with a privacy fence. Bathroom has had a complete makeover. Beautiful hardwood floors which have been recently refinished. Includes all appliances (gas stove, refrigerator, washer and dryer). Large kitchen with plenty of pantry space. Handicap accessibility is assured in this home with newly constructed ramp. Metal roof and HVAC are some of the benefits of this home.

21. 2023-06-14
    status Pending 610-char remark

    Show marketing remark (610 chars)

    Charming cottage nestled in the heart of Abbeville. Conveniently located near AA Comeaux Park and Godchaux Park. This home has an adorable front porch for morning coffees and a back porch overlooking the back yard with a huge oak tree with a privacy fence. Bathroom has had a complete makeover. Beautiful hardwood floors which have been recently refinished. Includes all appliances (gas stove, refrigerator, washer and dryer). Large kitchen with plenty of pantry space. Handicap accessibility is assured in this home with newly constructed ramp. Metal roof and HVAC are some of the benefits of this home.

22. 2023-06-12
    status Active 610-char remark

    Show marketing remark (610 chars)

    Charming cottage nestled in the heart of Abbeville. Conveniently located near AA Comeaux Park and Godchaux Park. This home has an adorable front porch for morning coffees and a back porch overlooking the back yard with a huge oak tree with a privacy fence. Bathroom has had a complete makeover. Beautiful hardwood floors which have been recently refinished. Includes all appliances (gas stove, refrigerator, washer and dryer). Large kitchen with plenty of pantry space. Handicap accessibility is assured in this home with newly constructed ramp. Metal roof and HVAC are some of the benefits of this home.

23. 2023-02-02
    price $102,500 610-char remark

    Show marketing remark (610 chars)

    Charming cottage nestled in the heart of Abbeville. Conveniently located near AA Comeaux Park and Godchaux Park. This home has an adorable front porch for morning coffees and a back porch overlooking the back yard with a huge oak tree with a privacy fence. Bathroom has had a complete makeover. Beautiful hardwood floors which have been recently refinished. Includes all appliances (gas stove, refrigerator, washer and dryer). Large kitchen with plenty of pantry space. Handicap accessibility is assured in this home with newly constructed ramp. Metal roof and HVAC are some of the benefits of this home.

24. 2022-11-15
    listed $109,900 Active 610-char remark

    Show marketing remark (610 chars)

    Charming cottage nestled in the heart of Abbeville. Conveniently located near AA Comeaux Park and Godchaux Park. This home has an adorable front porch for morning coffees and a back porch overlooking the back yard with a huge oak tree with a privacy fence. Bathroom has had a complete makeover. Beautiful hardwood floors which have been recently refinished. Includes all appliances (gas stove, refrigerator, washer and dryer). Large kitchen with plenty of pantry space. Handicap accessibility is assured in this home with newly constructed ramp. Metal roof and HVAC are some of the benefits of this home.

25. 2012-09-19
    soldstatus $25,936
26. 2012-08-16
    listed $19,900

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $437 · $36/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,507
• − Mortgage interest: −$3,635
• − Property taxes: −$437
• − Insurance: −$324
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$1,888
• Taxable income: $4,221
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,022/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 — 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

+226.1% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $64,900 AcadianaMLS
• 2026-03-27 Listed $74,900 AcadianaMLS
• 2023-08-02 Sold (Public Records) $102,500 Public Records
• 2023-08-01 Sold (MLS) $102,500 AcadianaMLS
• 2023-06-14 Pending — AcadianaMLS
• 2023-06-12 Relisted — AcadianaMLS
• 2023-02-02 Price Changed $102,500 AcadianaMLS
• 2022-11-15 Listed $109,900 AcadianaMLS
• 2012-09-19 Sold (MLS) $25,936 AcadianaMLS
• 2012-08-16 Listed $19,900 AcadianaMLS

Property tax history

+1.8%/yr

Latest (2025): $437 · -0.3% YoY. Source: county tax records.