None · Opelousas, LA 70570

$260,000

8 bd · 6.0 ba · 3,216 sqft · MultiFamily · 48 Days on market

Fair condition $81/sqft · 48% below area Est $501k · 48% under ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investor Opportunity - Fully Occupied Fourplex!Don't miss this income-producing fourplex featuring four well-maintained units, each offering 2 bedrooms and 1.5 baths. All units are currently occupied, providing immediate rental income. The property has a newer roof, replaced just 2 years ago, adding peace of mind for future ownership. Tenants are currently on month-to-month leases, offering flexibility for potential rent adjustments or owner-occupancy options. A solid addition to any investment portfolio!

Key facts

• Newer roof
• 4 parking spots
• Listed 48 days

Tags

• FULLY OCCUPIED FOURPLEX
• INCOME PRODUCING FOURPLEX
• NEWER ROOF
• WELL MAINTAINED UNITS

🏷️ Possibly a rental listed for sale. The $260,000 price doesn't fit this home's estimated sale value (~$501,496) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $278/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 309 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $501,496
• List price: $260,000
• Delta: -48.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 W Cherry St	0.54mi	8/4.0	3,360 (+4%)	22mo	$450,000	$134	40

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $28,747
• Equity at exit: $38,767

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $116,453
• Equity at exit: $22,480

Cash invested: $72,800 (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: 309
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $3,682 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $1,112

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 65%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$3,684
Total (4 units)			$3,682

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $260,000 Pending 48 DOM
2. 2026-06-04
   days on market $260,000 Active 47 DOM
3. 2026-06-02
   days on market $260,000 Active 46 DOM
4. 2026-06-01
   days on market $260,000 Active 45 DOM
5. 2026-05-31
   days on market $260,000 Active 44 DOM
6. 2026-05-31
   days on market $260,000 Active 43 DOM
7. 2026-05-14
   price $260,000 510-char remark

   Show marketing remark (510 chars)

   Investor Opportunity - Fully Occupied Fourplex!Don't miss this income-producing fourplex featuring four well-maintained units, each offering 2 bedrooms and 1.5 baths. All units are currently occupied, providing immediate rental income. The property has a newer roof, replaced just 2 years ago, adding peace of mind for future ownership. Tenants are currently on month-to-month leases, offering flexibility for potential rent adjustments or owner-occupancy options. A solid addition to any investment portfolio!

8. 2026-04-17
   listed $275,000 Active 510-char remark

   Show marketing remark (510 chars)

   Investor Opportunity - Fully Occupied Fourplex!Don't miss this income-producing fourplex featuring four well-maintained units, each offering 2 bedrooms and 1.5 baths. All units are currently occupied, providing immediate rental income. The property has a newer roof, replaced just 2 years ago, adding peace of mind for future ownership. Tenants are currently on month-to-month leases, offering flexibility for potential rent adjustments or owner-occupancy options. A solid addition to any investment portfolio!

ⓘ 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: $44,184
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$7,564
• Taxable income: $9,787
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $10,995/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 · 4 photos

Fair 45/100 Moderate rehab

This fourplex requires significant repairs and maintenance, including roof replacement, exterior siding and paint, HVAC replacement, window replacement, and landscaping improvements. These updates would significantly increase its value and make it a solid investment opportunity.

Repairs flagged

• Major roof — The roof appears to be in poor condition and needs replacement.
• Major exterior siding — The siding is peeling and the paint is chipping, indicating a need for repainting or replacement.
• Major HVAC units — The HVAC units appear to be in poor condition and need replacement or repair.
• Major windows — The windows appear to be in poor condition and need replacement or repair.
• Major landscaping — The landscaping is sparse and in need of maintenance to improve curb appeal.

Value-add opportunities

• Both roof replacement — Replacing the roof would improve the overall condition of the property and increase its value.
• Both exterior siding and paint — Repainting and replacing the siding would improve the curb appeal and increase the property's value.
• Both HVAC replacement — Replacing the HVAC units would improve the comfort and energy efficiency of the property, increasing its value.
• Both window replacement — Replacing the windows would improve the property's energy efficiency and increase its value.
• Both landscaping — Improving the landscaping would increase the property's curb appeal and increase its value.
• Both interior updates — Updating the interior, such as painting and replacing fixtures, would improve the property's condition and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition and needs replacement.	Major	$15,000–50,000
exterior siding · The siding is peeling and the paint is chipping, indicating a need for repainting or replacement.	Major	$15,000–50,000
HVAC units · The HVAC units appear to be in poor condition and need replacement or repair.	Major	$15,000–50,000
windows · The windows appear to be in poor condition and need replacement or repair.	Major	$15,000–50,000
landscaping · The landscaping is sparse and in need of maintenance to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Replacing the roof would improve the overall condition of the property and increase its value. ↑
• Both exterior siding and paint — Repainting and replacing the siding would improve the curb appeal and increase the property's value. ↑
• Both HVAC replacement — Replacing the HVAC units would improve the comfort and energy efficiency of the property, increasing its value. ↑
• Both window replacement — Replacing the windows would improve the property's energy efficiency and increase its value. ↑
• Both landscaping — Improving the landscaping would increase the property's curb appeal and increase its value. ↑
• Both interior updates — Updating the interior, such as painting and replacing fixtures, would improve the property's condition and increase its 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

• Census place: Opelousas, LA
• 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

-5.5% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $260,000 AcadianaMLS
• 2026-04-17 Listed $275,000 AcadianaMLS