520 Mcneese St · Opelousas, LA 70570

$24,999

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 74 Days on market

Poor condition 2,178 sqft lot $25/sqft · 67% below area

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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Key facts

• 2,178 sq ft lot
• Parking
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.8% vs local median 4.0% in Opelousas — 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 63/100 on livability (#187 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.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 312 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

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 $23,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.68% ✓
• Cap rate: 32.84%
• Cash-on-cash: 94.83%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (median comp): $74,691
• List price: $24,999
• Delta: -66.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1255 Cherokee Dr	0.31mi	3/2.0 (+1)	1,000 (0%)	10mo	$41,500	$42	68
522 Chickasaw Dr	0.28mi	3/1.0 (+1)	1,100 (+10%)	0mo	$106,000	$96	65
419 Perrys Ln	0.66mi	3/1.0 (+1)	1,000 (0%)	2mo	$6,000	$6	63
728 Mcneese St	0.17mi	2/1.0	881 (-12%)	21mo	$15,670	$18	54
302 Mingo Circle Cir	0.48mi	3/1.5 (+1)	1,093 (+9%)	15mo	$40,000	$37	42

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: 95.7%
• Equity multiple: 5.46×
• Total profit: $31,192
• Equity at exit: $3,727

10-year hold

• IRR: 98.4%
• Equity multiple: 11.37×
• Total profit: $72,581
• Equity at exit: $2,161

Cash invested: $7,000 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 312
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $553

Break-even live

Break-even rent $219

Max offer price $24,999

Occupancy floor 35%

Sensitivity live

Price	-10% $570	-5% $562	+0% $553	+5% $544	+10% $536
Rent	-10% $481	-5% $517	+0% $553	+5% $589	+10% $626
Rate	-1.0pp $566	-0.5pp $559	base $553	+0.5pp $547	+1.0pp $540

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Caddo St Opelousas, LA	3.0	1.0	950	$925	$0.97	44d	1	0.30mi
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	44d	1	0.79mi
242 Tulane Ave Opelousas, LA	3.0	1.0	1050	$925	$0.88	44d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $24,999 Active 74 DOM
2. 2026-06-18
   days on market $24,999 Active 72 DOM
3. 2026-06-17
   days on market $24,999 Active 71 DOM
4. 2026-06-16
   days on market $24,999 Active 70 DOM
5. 2026-06-15
   days on market $24,999 Active 69 DOM
6. 2026-06-13
   days on market $24,999 Active 67 DOM
7. 2026-06-12
   days on market $24,999 Active 66 DOM
8. 2026-06-09
   days on market $24,999 Active 63 DOM
9. 2026-06-08
   days on market $24,999 Active 62 DOM
10. 2026-06-07
    days on market $24,999 Active 61 DOM
11. 2026-06-07
    days on market $24,999 Active 60 DOM
12. 2026-06-04
    days on market $24,999 Active 57 DOM
13. 2026-06-02
    days on market $24,999 Active 56 DOM
14. 2026-06-01
    days on market $24,999 Active 55 DOM
15. 2026-05-31
    days on market $24,999 Active 54 DOM
16. 2026-05-31
    days on market $24,999 Active 53 DOM
17. 2026-04-07
    listed $24,999 Active 114-char remark

    Show marketing remark (114 chars)

    Handyman Special! Great fixer uppers for primary residence or rental property. Build equity instantly! Call Today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $11,026
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$727
• Taxable income: $6,634
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $5,045/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 · 5 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and landscaping to become move-in ready. Immediate attention to the roof and exterior is crucial to prevent further damage and improve the property's value.

Repairs flagged

• Major roof — Missing shingles and potential water damage
• Major exterior — Overgrown vegetation and debris
• Major landscaping — Overgrown vegetation and debris

Value-add opportunities

• Both landscaping and exterior repairs — Improving curb appeal and property value
• Both roof repair — Preventing water damage and increasing property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and potential water damage	Major	$15,000–50,000
exterior · Overgrown vegetation and debris	Major	$15,000–50,000
landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior repairs — Improving curb appeal and property value ↑
• Both roof repair — Preventing water damage and increasing property 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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

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

• Population (ZIP): 37,188

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.38%
• Current HPI: 98.4256
• 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

1 event — show timeline

• 2026-04-07 Listed $24,999 AcadianaMLS