414 E Main St · Ville Platte, LA 70586

$66,000

3 bd · 2.0 ba · 2,091 sqft · SingleFamily · 620 Days on market

Poor condition 0.26 ac lot $32/sqft · 53% below area ↓ 27% 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 +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

Key facts

• Glass front porch
• Busy main street
• 0.26 acre lot

Tags

• GLASS FRONT PORCH
• BUSY MAIN STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 8.1% in Ville Platte — 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 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 620 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 620 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $141,287
• List price: $66,000
• Delta: -53.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 E Washington St	0.15mi	3/2.0	2,205 (+6%)	6mo	$66,000	$30	79
6749 Hwy 167	0.15mi	2/2.5 (-1)	2,000 (-4%)	5mo	$60,000	$30	75
4787 167 Hwy N	0.15mi	4/3.0 (+1)	1,900 (-9%)	12mo	$235,000	$124	59
122 Progress Rd	0.48mi	2/2.0 (-1)	1,980 (-5%)	6mo	$52,250	$26	58
510 Demoncherveaux Blvd	0.38mi	3/2.0	2,174 (+4%)	24mo	$165,000	$76	56
204 Demoncherveaux Blvd	0.41mi	3/2.0	1,983 (-5%)	23mo	$131,450	$66	53
109 Pecan St	0.64mi	3/2.5	1,950 (-7%)	6mo	$28,750	$15	52
309 N Reed St	0.63mi	3/2.0	1,900 (-9%)	5mo	$115,000	$61	51
614 N Coreil St	0.60mi	3/2.0	2,197 (+5%)	16mo	$37,000	$17	50
308 N Reed St	0.64mi	3/2.0	1,800 (-14%)	8mo	$45,000	$25	41
203 Lithcote Rd	0.63mi	2/2.0 (-1)	1,800 (-14%)	11mo	$116,600	$65	33

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $19,616
• Equity at exit: $9,841

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $56,160
• Equity at exit: $5,706

Cash invested: $18,480 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $476

Break-even live

Break-even rent $577

Max offer price $66,000

Occupancy floor 55%

Sensitivity live

Price	-10% $521	-5% $498	+0% $476	+5% $453	+10% $430
Rent	-10% $382	-5% $429	+0% $476	+5% $522	+10% $569
Rate	-1.0pp $509	-0.5pp $492	base $476	+0.5pp $459	+1.0pp $441

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $66,000 Active 620 DOM
2. 2026-06-21
   days on market $66,000 Active 619 DOM
3. 2026-06-18
   days on market $66,000 Active 617 DOM
4. 2026-06-17
   days on market $66,000 Active 616 DOM
5. 2026-06-16
   days on market $66,000 Active 615 DOM
6. 2026-06-15
   days on market $66,000 Active 614 DOM
7. 2026-06-13
   days on market $66,000 Active 612 DOM
8. 2026-06-12
   days on market $66,000 Active 611 DOM
9. 2026-06-09
   days on market $66,000 Active 608 DOM
10. 2026-06-08
    days on market $66,000 Active 607 DOM
11. 2026-06-07
    days on market $66,000 Active 606 DOM
12. 2026-06-07
    days on market $66,000 Active 605 DOM
13. 2026-06-04
    days on market $66,000 Active 602 DOM
14. 2026-06-02
    days on market $66,000 Active 601 DOM
15. 2026-06-01
    days on market $66,000 Active 600 DOM
16. 2026-05-31
    days on market $66,000 Active 599 DOM
17. 2026-05-31
    days on market $66,000 Active 598 DOM
18. 2026-02-20
    price $66,000 749-char remark

    Show marketing remark (749 chars)

    Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

19. 2025-04-22
    price $71,500 749-char remark

    Show marketing remark (749 chars)

    Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

20. 2025-01-16
    price $72,000 749-char remark

    Show marketing remark (749 chars)

    Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

21. 2024-11-20
    price $79,000 749-char remark

    Show marketing remark (749 chars)

    Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

22. 2024-10-28
    price $84,000 749-char remark

    Show marketing remark (749 chars)

    Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

23. 2024-10-09
    listed $90,000 Active 749-char remark

    Show marketing remark (749 chars)

    Welcome to this investment opportunity... Ideal for buyers seeking a project or those looking to customize their dream business or home. This charming fixer upper welcomes you with a GLASS front porch perfect for displaying your favorite items; It will surely gain the attention of people passing on this busy Main Street. This property has incredible potential to be the cutest boutique with all its character; Wedding Dresses, Clothing, Photography Studio etc....Surrounded by many new businesses and walking distance from a medical facility, walking park, restaurants, hospital and a private school. Imagine the possibilities for a business; The sky is the limit. Don't miss out on this opportunity to be on Main Street. Make your move today...

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,153
• − Mortgage interest: −$3,697
• − Property taxes: −$990
• − Insurance: −$330
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,920
• Taxable income: $4,951
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,519/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property is in poor condition with extensive repairs and maintenance needed, including painting, siding replacement, and landscaping. It has significant potential for value increase with proper renovations.

Repairs flagged

• Major Paint — Peeling paint on exterior and interior
• Major Siding — Worn and peeling
• Major Landscaping — Overgrown lawn and bushes
• Major Flooring — Worn carpet
• Major Wallpaper — Peeling wallpaper

Value-add opportunities

• Both Painting and repainting — Improves curb appeal and interior aesthetics
• Both Siding replacement — Enhances exterior appearance and durability
• Both Landscaping and yard work — Enhances curb appeal and property value
• Both Flooring replacement — Improves interior aesthetics and comfort
• Both Wallpaper removal and repainting — Enhances interior aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior and interior	Major	$15,000–50,000
Siding · Worn and peeling	Major	$15,000–50,000
Landscaping · Overgrown lawn and bushes	Major	$15,000–50,000
Flooring · Worn carpet	Major	$15,000–50,000
Wallpaper · Peeling wallpaper	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and repainting — Improves curb appeal and interior aesthetics ↑
• Both Siding replacement — Enhances exterior appearance and durability ↑
• Both Landscaping and yard work — Enhances curb appeal and property value ↑
• Both Flooring replacement — Improves interior aesthetics and comfort ↑
• Both Wallpaper removal and repainting — Enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing D+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ville Platte, LA
• Population (ZIP): 18,939

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.91%
• Current HPI: 113.4032
• 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

-26.7% since first listed

6 events — show timeline

• 2026-02-20 Price Changed $66,000 AcadianaMLS
• 2025-04-22 Price Changed $71,500 AcadianaMLS
• 2025-01-16 Price Changed $72,000 AcadianaMLS
• 2024-11-20 Price Changed $79,000 AcadianaMLS
• 2024-10-28 Price Changed $84,000 AcadianaMLS
• 2024-10-09 Listed $90,000 AcadianaMLS