419 Louisiana Ave · Opelousas, LA 70570

$70,000

3 bd · 1.0 ba · 984 sqft · Other · 152 Days on market

7,840 sqft lot $71/sqft · 28% above area Est $55k · 28% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor/ First Time home owner opportunity . This 984 sq ft residential property features 3 beds/1 bath makes for a perfect rental or starter home. Convenient location near local amenities. Home has been a rental for years and would continue to be a good investment. A/C is window units cooling only, it does have the original wall gas heaters but owner never used them, it would be up to buyer to have these tested. Home has been maintained through the years, PEX added, leveled and rewire and roof sealed. Fenced in back yard, Washer and Dryer included but not guaranteed. Home is being sold ''AS-IS WHERE-IS.

Key facts

• Pex added
• Roof sealed
• Leveled and rewire

Tags

• CONVENIENT LOCATION
• FENCED IN BACK YARD
• ORIGINAL WALL GAS HEATERS
• PEX ADDED
• LEVELED AND REWIRE
• ROOF SEALED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 2 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/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 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 6.3

CMA / ARV

• ARV (median comp): $54,721
• List price: $70,000
• Delta: 27.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

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: $9,430
• Equity at exit: $10,437

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $34,871
• 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 70570

• Home prices YoY: -34.7%
• Active inventory: 312
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $146/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $327

Break-even live

Break-even rent $517

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $366	-5% $346	+0% $327	+5% $227	+10% $203
Rent	-10% $253	-5% $290	+0% $327	+5% $363	+10% $400
Rate	-1.0pp $362	-0.5pp $344	base $327	+0.5pp $309	+1.0pp $290

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2238 Ledoux Cir Opelousas, LA	3.0	1.0	1000	$950	$0.95	44d	1	0.70mi
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	44d	1	1.09mi

Listing history 21 events

1. 2026-06-21
   days on market $70,000 Active 152 DOM
2. 2026-06-18
   days on market $70,000 Active 150 DOM
3. 2026-06-17
   days on market $70,000 Active 149 DOM
4. 2026-06-16
   days on market $70,000 Active 148 DOM
5. 2026-06-15
   days on market $70,000 Active 147 DOM
6. 2026-06-13
   days on market $70,000 Active 145 DOM
7. 2026-06-12
   days on market $70,000 Active 144 DOM
8. 2026-06-09
   days on market $70,000 Active 141 DOM
9. 2026-06-08
   days on market $70,000 Active 140 DOM
10. 2026-06-07
    days on market $70,000 Active 139 DOM
11. 2026-06-07
    days on market $70,000 Active 138 DOM
12. 2026-06-04
    days on market $70,000 Active 135 DOM
13. 2026-06-02
    days on market $70,000 Active 134 DOM
14. 2026-06-01
    days on market $70,000 Active 133 DOM
15. 2026-05-31
    days on market $70,000 Active 132 DOM
16. 2026-05-31
    days on market $70,000 Active 131 DOM
17. 2026-04-15
    price $70,000 614-char remark

    Show marketing remark (614 chars)

    Investor/ First Time home owner opportunity . This 984 sq ft residential property features 3 beds/1 bath makes for a perfect rental or starter home. Convenient location near local amenities. Home has been a rental for years and would continue to be a good investment. A/C is window units cooling only, it does have the original wall gas heaters but owner never used them, it would be up to buyer to have these tested. Home has been maintained through the years, PEX added, leveled and rewire and roof sealed. Fenced in back yard, Washer and Dryer included but not guaranteed. Home is being sold ''AS-IS WHERE-IS.

18. 2026-01-16
    listed $75,000 Active 614-char remark

    Show marketing remark (614 chars)

    Investor/ First Time home owner opportunity . This 984 sq ft residential property features 3 beds/1 bath makes for a perfect rental or starter home. Convenient location near local amenities. Home has been a rental for years and would continue to be a good investment. A/C is window units cooling only, it does have the original wall gas heaters but owner never used them, it would be up to buyer to have these tested. Home has been maintained through the years, PEX added, leveled and rewire and roof sealed. Fenced in back yard, Washer and Dryer included but not guaranteed. Home is being sold ''AS-IS WHERE-IS.

19. 2010-06-11
    soldstatus $30,500 180-char remark

    Show marketing remark (180 chars)

    This small family home has been freshly painted and features 3BR, 1BA, 984 sq. ft. of living area, single carport, outside storage, front porch, galvanized tin roof, and much more.

20. 2010-06-11
    soldstatus $30,500

    Show marketing remark (180 chars)

    This small family home has been freshly painted and features 3BR, 1BA, 984 sq. ft. of living area, single carport, outside storage, front porch, galvanized tin roof, and much more.

21. 2010-04-13
    listed $29,500 180-char remark

    Show marketing remark (180 chars)

    This small family home has been freshly painted and features 3BR, 1BA, 984 sq. ft. of living area, single carport, outside storage, front porch, galvanized tin roof, and much more.

ⓘ 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: $146 · $12/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$238/yr (+$20/mo · 162.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $11,166
• − Mortgage interest: −$3,921
• − Property taxes: −$146
• − Insurance: −$350
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$2,036
• Taxable income: $2,926
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,218/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: 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

+137.3% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $70,000 AcadianaMLS
• 2026-01-16 Listed $75,000 AcadianaMLS
• 2010-06-11 Sold (Public Records) $30,500 Public Records
• 2010-06-11 Sold (MLS) $30,500 AcadianaMLS
• 2010-04-13 Listed $29,500 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $146 · +0.0% YoY. Source: county tax records.