115 S Miles St · Abbeville, LA 70510

$49,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 220 Days on market

10,454 sqft lot $55/sqft · at area comps Est $52k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 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

Affordable two-bedroom, one-bath home on one and a half lots with great potential. Previously rented for $700 a month, this property offers immediate income opportunity. A storage building on site could be converted into a second rental for added returns. Whether you're looking for affordable housing or a smart investment, this one is ready to go. Call today to schedule your showing.

Key facts

• 0.24 acre lot
• Parking
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Eaton Park Elementary School (439 students, 90% FRL); J.H. Williams Middle School (math 13% / reading 30%, grade F, #158 of 218 statewide, top 73%, 528 students, 84% FRL); Abbeville High School (math 12% / reading 32%, grade F, #171 of 265 statewide, top 66%, 607 students, 81% FRL) — zoned schools average 85% FRL vs 53% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-25 pts) — the specific schools serving this property underperform the Vermilion Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 180 active listings in the ZIP; 1 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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $34k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 21.72%
• Cash-on-cash: 55.10%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

• ARV (median comp): $52,153
• List price: $49,900
• Delta: -4.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 S Miles St	0.00mi	2/1.0	900 (0%)	0mo	$35,000	$39	100
404 S St Valerie St	0.32mi	2/1.0	885 (-2%)	7mo	$22,000	$25	76
410 N Miles St	0.34mi	2/1.0	946 (+5%)	1mo	$58,000	$61	75
411 S Lyman St	0.26mi	2/1.0	854 (-5%)	8mo	$7,000	$8	73
201 N Charles Campbell Ave	0.28mi	2/1.0	1,000 (+11%)	2mo	$76,000	$76	67
209 N Charles Campbell St	0.29mi	2/1.0	864 (-4%)	16mo	$73,500	$85	66
1409 Maude Ave	0.37mi	2/1.0	950 (+6%)	12mo	$25,000	$26	63
1305 E Saint Victor St	0.29mi	2/1.0	816 (-9%)	15mo	$53,000	$65	59
204 Donald Frederick Boulevard Blvd	0.26mi	2/2.0	1,000 (+11%)	17mo	$63,000	$63	51
805 E Vermilion St	0.27mi	3/1.0 (+1)	1,030 (+14%)	13mo	$55,000	$53	48
801 S Jefferson St	0.74mi	2/1.0	857 (-5%)	17mo	$60,000	$70	43
502 N Gertrude St	0.48mi	2/1.0	784 (-13%)	22mo	$45,000	$57	38

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: 47.1%
• Equity multiple: 3.05×
• Total profit: $28,576
• Equity at exit: $7,440

10-year hold

• IRR: 52.8%
• Equity multiple: 6.17×
• Total profit: $72,188
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $575

Break-even live

Break-even rent $471

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $603	-5% $589	+0% $575	+5% $561	+10% $547
Rent	-10% $480	-5% $528	+0% $575	+5% $622	+10% $670
Rate	-1.0pp $600	-0.5pp $588	base $575	+0.5pp $562	+1.0pp $549

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	15d	1	0.32mi

Listing history 7 events

1. 2026-05-08
   status Pending 386-char remark

   Show marketing remark (386 chars)

   Affordable two-bedroom, one-bath home on one and a half lots with great potential. Previously rented for $700 a month, this property offers immediate income opportunity. A storage building on site could be converted into a second rental for added returns. Whether you're looking for affordable housing or a smart investment, this one is ready to go. Call today to schedule your showing.

2. 2025-09-19
   listed $49,900 Active 386-char remark

   Show marketing remark (386 chars)

   Affordable two-bedroom, one-bath home on one and a half lots with great potential. Previously rented for $700 a month, this property offers immediate income opportunity. A storage building on site could be converted into a second rental for added returns. Whether you're looking for affordable housing or a smart investment, this one is ready to go. Call today to schedule your showing.

3. 2024-07-22
   soldstatus $34,000 Sold 271-char remark

   Show marketing remark (271 chars)

   Cute 2 bedroom 1 bath home located on 1 1/2 lots. Interior is freshly painted. Not located in Flood Zone. Home has a large storage shed/ building that could possibly be altered to be an apartment for additional income. Beautiful mature trees! Schedule your showing today!

4. 2024-07-15
   status Pending 271-char remark

   Show marketing remark (271 chars)

   Cute 2 bedroom 1 bath home located on 1 1/2 lots. Interior is freshly painted. Not located in Flood Zone. Home has a large storage shed/ building that could possibly be altered to be an apartment for additional income. Beautiful mature trees! Schedule your showing today!

5. 2024-04-23
   listed $38,000 Active 271-char remark

   Show marketing remark (271 chars)

   Cute 2 bedroom 1 bath home located on 1 1/2 lots. Interior is freshly painted. Not located in Flood Zone. Home has a large storage shed/ building that could possibly be altered to be an apartment for additional income. Beautiful mature trees! Schedule your showing today!

6. 2019-11-12
   soldstatus $29,000
7. 2019-10-01
   listed $36,000

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $278 · $23/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,388
• − Mortgage interest: −$2,795
• − Property taxes: −$278
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,452
• Taxable income: $6,514
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $5,338/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

+38.6% since first listed

7 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2025-09-19 Listed $49,900 AcadianaMLS
• 2024-07-22 Sold (MLS) $34,000 AcadianaMLS
• 2024-07-15 Pending — AcadianaMLS
• 2024-04-23 Listed $38,000 AcadianaMLS
• 2019-11-12 Sold (MLS) $29,000 AcadianaMLS
• 2019-10-01 Listed $36,000 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $278 · -0.3% YoY. Source: county tax records.