211 Perry Dr · Perry, LA 70510

$70,000

3 bd · 2.5 ba · 1,396 sqft · SingleFamily · 139 Days on market

0.42 ac lot $50/sqft · 43% below area Est $123k · 43% under ↓ 33% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Subflooring has just been installed! Easier to walk through the home and show to investors. This home is partially remodeled and ready for someone to finish it out. It comes with a new roof, new windows, new interior wall layout for a modern floor plan, and a brand-new sewage system. The major work is already done -- now it just needs the final finishes. The purchase includes at no value, all subflooring needed for completion. Great opportunity for investors or anyone wanting to customize their home.''

Key facts

• New sewage system
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• NEW INTERIOR WALL LAYOUT
• NEW SEWAGE SYSTEM
• SUBFLOORING FOR COMPLETION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (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.
• Zoned schools: Seventh Ward Elementary School (math 52% / reading 72%, grade B, #50 of 646 statewide, top 9%, 221 students, 74% 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 79% FRL vs 53% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 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 $484 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (12%) 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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: 2.23% ✓
• Cap rate: 19.13%
• Cash-on-cash: 45.83%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $123,110
• List price: $70,000
• Delta: -43.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Celeste St	0.14mi	2/2.0 (-1)	1,323 (-5%)	3mo	$160,000	$121	76
703 Perry Dr	0.42mi	3/2.0	1,468 (+5%)	16mo	$55,125	$38	56
2024 Evelyn St	0.52mi	2/2.0 (-1)	1,282 (-8%)	13mo	$184,500	$144	44
1509 Sylvester St	0.44mi	3/2.0	1,515 (+8%)	23mo	$124,000	$82	44
101 Landry Dr	0.52mi	2/1.0 (-1)	1,251 (-10%)	4mo	$79,999	$64	44
704 Eaton Dr	0.46mi	4/2.0 (+1)	1,533 (+10%)	20mo	$115,000	$75	39

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $9,454
• Equity at exit: $10,437

10-year hold

• IRR: 21.3%
• Equity multiple: 2.83×
• Total profit: $35,808
• Equity at exit: $6,052

Cash invested: $19,600 (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: 181
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $322

Break-even live

Break-even rent $1,154

Max offer price $70,000

Occupancy floor 74%

Sensitivity live

Price	-10% $362	-5% $342	+0% $322	+5% $302	+10% $282
Rent	-10% $199	-5% $260	+0% $322	+5% $384	+10% $445
Rate	-1.0pp $357	-0.5pp $340	base $322	+0.5pp $304	+1.0pp $285

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   pricedays on market $70,000 Active 139 DOM
2. 2026-06-18
   days on market $80,000 Active 136 DOM
3. 2026-06-17
   days on market $80,000 Active 135 DOM
4. 2026-06-16
   days on market $80,000 Active 134 DOM
5. 2026-06-15
   days on market $80,000 Active 133 DOM
6. 2026-06-14
   days on market $80,000 Active 131 DOM
7. 2026-06-13
   days on market $80,000 Active 130 DOM
8. 2026-06-10
   days on market $80,000 Active 128 DOM
9. 2026-06-09
   days on market $80,000 Active 127 DOM
10. 2026-06-08
    days on market $80,000 Active 126 DOM
11. 2026-06-07
    days on market $80,000 Active 125 DOM
12. 2026-06-03
    days on market $80,000 Active 121 DOM
13. 2026-06-02
    days on market $80,000 Active 120 DOM
14. 2026-06-01
    days on market $80,000 Active 119 DOM
15. 2026-05-31
    days on market $80,000 Active 118 DOM
16. 2026-05-30
    days on market $80,000 Active 117 DOM
17. 2026-04-13
    status Active 507-char remark

    Show marketing remark (507 chars)

    Subflooring has just been installed! Easier to walk through the home and show to investors. This home is partially remodeled and ready for someone to finish it out. It comes with a new roof, new windows, new interior wall layout for a modern floor plan, and a brand-new sewage system. The major work is already done -- now it just needs the final finishes. The purchase includes at no value, all subflooring needed for completion. Great opportunity for investors or anyone wanting to customize their home.''

18. 2026-04-13
    price $80,000 507-char remark

    Show marketing remark (507 chars)

    Subflooring has just been installed! Easier to walk through the home and show to investors. This home is partially remodeled and ready for someone to finish it out. It comes with a new roof, new windows, new interior wall layout for a modern floor plan, and a brand-new sewage system. The major work is already done -- now it just needs the final finishes. The purchase includes at no value, all subflooring needed for completion. Great opportunity for investors or anyone wanting to customize their home.''

19. 2026-02-20
    price $75,000 507-char remark

    Show marketing remark (507 chars)

    Subflooring has just been installed! Easier to walk through the home and show to investors. This home is partially remodeled and ready for someone to finish it out. It comes with a new roof, new windows, new interior wall layout for a modern floor plan, and a brand-new sewage system. The major work is already done -- now it just needs the final finishes. The purchase includes at no value, all subflooring needed for completion. Great opportunity for investors or anyone wanting to customize their home.''

20. 2026-01-14
    listed $80,000 Active 507-char remark

    Show marketing remark (507 chars)

    Subflooring has just been installed! Easier to walk through the home and show to investors. This home is partially remodeled and ready for someone to finish it out. It comes with a new roof, new windows, new interior wall layout for a modern floor plan, and a brand-new sewage system. The major work is already done -- now it just needs the final finishes. The purchase includes at no value, all subflooring needed for completion. Great opportunity for investors or anyone wanting to customize their home.''

21. 2009-11-24
    soldstatus $122,500 162-char remark

    Show marketing remark (162 chars)

    RECENTLY UPDATED BRICKED HOME ON PIERS ON LARGE LOT WITH INGROUND POOL, FENCED BACKYARD. THE 3RD BEDROOM WAS CONVERTED INTO A DINING ROOM COULD BE CONVERTED BACK.

22. 2009-06-30
    listed $119,500 162-char remark

    Show marketing remark (162 chars)

    RECENTLY UPDATED BRICKED HOME ON PIERS ON LARGE LOT WITH INGROUND POOL, FENCED BACKYARD. THE 3RD BEDROOM WAS CONVERTED INTO A DINING ROOM COULD BE CONVERTED BACK.

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,071 · $89/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 AE · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $18,745
• − Mortgage interest: −$3,921
• − Property taxes: −$1,071
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,036
• Taxable income: $3,249
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,085/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

• Census place: Perry, LA
• 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

-33.1% since first listed

6 events — show timeline

• 2026-04-13 Relisted — AcadianaMLS
• 2026-04-13 Price Changed $80,000 AcadianaMLS
• 2026-02-20 Price Changed $75,000 AcadianaMLS
• 2026-01-14 Listed $80,000 AcadianaMLS
• 2009-11-24 Sold (MLS) $122,500 AcadianaMLS
• 2009-06-30 Listed $119,500 AcadianaMLS

Property tax history

+1.0%/yr

Latest (2025): $1,071 · -0.3% YoY. Source: county tax records.