2081 Bayou Plaquemine Rd · Rayne, LA 70578

$78,000

2 bd · 2.0 ba · 1,925 sqft · SingleFamily · 28 Days on market

1.48 ac lot ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious home on beautiful 1.48 m/l acre lot with mature trees and quiet surroundings. this spacious 2 bed 2 bath residence features generous layout, fireplace, and screened porch. With TLC and personalization this will be a beautiful family home or an investor-worthy project.

Key facts

• 1.48 acre lot
• 2 parking spots
• Listed 27 days

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-space carport
• Utilities: Gas service: Entergy; Electric: City; Septic tank
• Home design: Single-family residence; Fixer condition
• Construction: Brick veneer and brick construction; Composition roof
• Exterior features: Partial fencing; Covered patio/porch; Shed(s), storage, workshop; Acreage

Interior

• Kitchen: Dishwasher; Gas cooktop
• Flooring: Carpet; Vinyl tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Formica counters; Window treatments; 1 fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 6.0% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Crowley Elementary School (math 27% / reading 37%, grade F, #307 of 646 statewide, top 49%, 310 students, 89% FRL); Crowley Middle School (math 9% / reading 17%, grade F, #189 of 218 statewide, top 87%, 449 students, 83% FRL); Crowley High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 536 students, 76% FRL) — zoned schools average 83% FRL vs 62% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 pts) — the specific schools serving this property underperform the Acadia Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 97 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.88% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.39%
• DSCR: 2.66
• GRM: 4.4

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: 33.3%
• Equity multiple: 2.41×
• Total profit: $30,692
• Equity at exit: $11,630

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $82,484
• Equity at exit: $6,744

Cash invested: $21,840 (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 70578

• Active inventory: 97
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $681

Break-even live

Break-even rent $608

Max offer price $78,000

Occupancy floor 49%

Sensitivity live

Price	-10% $725	-5% $703	+0% $681	+5% $658	+10% $636
Rent	-10% $564	-5% $623	+0% $681	+5% $739	+10% $797
Rate	-1.0pp $720	-0.5pp $700	base $681	+0.5pp $660	+1.0pp $640

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $78,000 Active 28 DOM
2. 2026-06-21
   days on market $78,000 Active 27 DOM
3. 2026-06-21
   days on market $78,000 Active 26 DOM
4. 2026-06-18
   days on market $78,000 Active 24 DOM
5. 2026-06-17
   days on market $78,000 Active 23 DOM
6. 2026-06-16
   days on market $78,000 Active 22 DOM
7. 2026-06-15
   days on market $78,000 Active 21 DOM
8. 2026-06-13
   days on market $78,000 Active 19 DOM
9. 2026-06-12
   days on market $78,000 Active 18 DOM
10. 2026-06-09
    days on market $78,000 Active 15 DOM
11. 2026-06-08
    days on market $78,000 Active 14 DOM
12. 2026-06-07
    days on market $78,000 Active 13 DOM
13. 2026-06-07
    days on market $78,000 Active 12 DOM
14. 2026-06-04
    days on market $78,000 Active 9 DOM
15. 2026-06-02
    days on market $78,000 Active 8 DOM
16. 2026-06-01
    days on market $78,000 Active 7 DOM
17. 2026-05-31
    days on market $78,000 Active 6 DOM
18. 2026-05-31
    days on market $78,000 Active 5 DOM
19. 2026-05-25
    listed $78,000 Active
20. 2019-03-27
    listed $110,000
21. 2018-07-06
    listed $89,500

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $468 · $39/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $17,637
• − Mortgage interest: −$4,369
• − Property taxes: −$468
• − Insurance: −$390
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$2,269
• Taxable income: $7,319
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $6,410/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

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

• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

-12.8% since first listed

3 events — show timeline

• 2026-05-25 Listed $78,000 AcadianaMLS
• 2019-03-27 Listed $110,000 AcadianaMLS
• 2018-07-06 Listed $89,500 AcadianaMLS

Property tax history

-0.2%/yr

Latest (2025): $468 · +0.3% YoY. Source: county tax records.