816 N Irving Ave · Kaplan, LA 70548

$60,000

5 bd · 2.0 ba · 1,977 sqft · SingleFamily · 279 Days on market

0.33 ac lot $30/sqft · 60% below area ↓ 7% 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
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-Bedroom Home on a Corner Lot in Kaplan! This one-of-a-kind 5-bedroom, 2-bath home offers 1,977 sq. ft. of living space and is perfect for those needing extra room to grow. Situated on a desirable corner lot, this property boasts a durable metal roof and low-maintenance HardiPlank siding. The home features a generous open parking area, providing plenty of space for multiple vehicles, boats, RVs, or guests. With its unique layout and ample square footage, this home offers endless potential -- whether you're looking for room to accommodate a large family, create a home office setup, or invest in a spacious rental property.Don't miss this rare opportunity in Kaplan -- schedule your private showing today!

Key facts

• Metal roof
• Hardiplank siding
• Open parking area

Tags

• CORNER LOT
• METAL ROOF
• HARDIPLANK SIDING
• OPEN PARKING AREA

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.4% in Kaplan — 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 (#192 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, amenities F, commute F.
• 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: Kaplan Elementary School (math 47% / reading 57%, grade C-, #108 of 646 statewide, top 18%, 592 students, 70% FRL); Rene A. Rost Middle School (math 33% / reading 44%, grade F, #69 of 218 statewide, top 33%, 413 students, 69% FRL); Kaplan High School (math 42% / reading 52%, grade D-, #45 of 265 statewide, top 20%, 555 students, 54% FRL).
• Market conditions: 54 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 $415 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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 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: 2.02% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.95%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $151,266
• List price: $60,000
• Delta: -60.33%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Ferdinand St	0.38mi	4/2.0 (-1)	2,007 (+2%)	14mo	$190,000	$95	64
208 E Second St	0.47mi	4/2.0 (-1)	1,959 (-1%)	24mo	$63,500	$32	52

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $16,319
• Equity at exit: $8,946

10-year hold

• IRR: 31.5%
• Equity multiple: 3.86×
• Total profit: $48,021
• Equity at exit: $5,188

Cash invested: $16,800 (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 70548

• Home prices YoY: -32.8%
• Active inventory: 54
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$25
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $407

Break-even live

Break-even rent $694

Max offer price $60,000

Occupancy floor 61%

Sensitivity live

Price	-10% $441	-5% $424	+0% $407	+5% $390	+10% $373
Rent	-10% $312	-5% $360	+0% $407	+5% $455	+10% $503
Rate	-1.0pp $438	-0.5pp $423	base $407	+0.5pp $392	+1.0pp $376

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $60,000 Pending 279 DOM
2. 2026-06-17
   days on market $60,000 Active 279 DOM
3. 2026-06-16
   days on market $60,000 Active 278 DOM
4. 2026-06-15
   days on market $60,000 Active 277 DOM
5. 2026-06-14
   days on market $60,000 Active 275 DOM
6. 2026-06-13
   days on market $60,000 Active 274 DOM
7. 2026-06-10
   days on market $60,000 Active 272 DOM
8. 2026-06-09
   days on market $60,000 Active 271 DOM
9. 2026-06-08
   days on market $60,000 Active 270 DOM
10. 2026-06-07
    days on market $60,000 Active 269 DOM
11. 2026-06-03
    days on market $60,000 Active 265 DOM
12. 2026-06-02
    pricedays on market $60,000 Active 264 DOM
13. 2026-06-01
    days on market $70,000 Active 263 DOM
14. 2026-05-31
    days on market $70,000 Active 262 DOM
15. 2026-05-30
    days on market $70,000 Active 261 DOM
16. 2026-03-02
    price $70,000 720-char remark

    Show marketing remark (720 chars)

    Spacious 5-Bedroom Home on a Corner Lot in Kaplan! This one-of-a-kind 5-bedroom, 2-bath home offers 1,977 sq. ft. of living space and is perfect for those needing extra room to grow. Situated on a desirable corner lot, this property boasts a durable metal roof and low-maintenance HardiPlank siding. The home features a generous open parking area, providing plenty of space for multiple vehicles, boats, RVs, or guests. With its unique layout and ample square footage, this home offers endless potential -- whether you're looking for room to accommodate a large family, create a home office setup, or invest in a spacious rental property.Don't miss this rare opportunity in Kaplan -- schedule your private showing today!

17. 2025-09-15
    status Active 720-char remark

    Show marketing remark (720 chars)

    Spacious 5-Bedroom Home on a Corner Lot in Kaplan! This one-of-a-kind 5-bedroom, 2-bath home offers 1,977 sq. ft. of living space and is perfect for those needing extra room to grow. Situated on a desirable corner lot, this property boasts a durable metal roof and low-maintenance HardiPlank siding. The home features a generous open parking area, providing plenty of space for multiple vehicles, boats, RVs, or guests. With its unique layout and ample square footage, this home offers endless potential -- whether you're looking for room to accommodate a large family, create a home office setup, or invest in a spacious rental property.Don't miss this rare opportunity in Kaplan -- schedule your private showing today!

18. 2025-09-08
    status Pending 720-char remark

    Show marketing remark (720 chars)

    Spacious 5-Bedroom Home on a Corner Lot in Kaplan! This one-of-a-kind 5-bedroom, 2-bath home offers 1,977 sq. ft. of living space and is perfect for those needing extra room to grow. Situated on a desirable corner lot, this property boasts a durable metal roof and low-maintenance HardiPlank siding. The home features a generous open parking area, providing plenty of space for multiple vehicles, boats, RVs, or guests. With its unique layout and ample square footage, this home offers endless potential -- whether you're looking for room to accommodate a large family, create a home office setup, or invest in a spacious rental property.Don't miss this rare opportunity in Kaplan -- schedule your private showing today!

19. 2025-09-03
    listed $75,000 Active 720-char remark

    Show marketing remark (720 chars)

    Spacious 5-Bedroom Home on a Corner Lot in Kaplan! This one-of-a-kind 5-bedroom, 2-bath home offers 1,977 sq. ft. of living space and is perfect for those needing extra room to grow. Situated on a desirable corner lot, this property boasts a durable metal roof and low-maintenance HardiPlank siding. The home features a generous open parking area, providing plenty of space for multiple vehicles, boats, RVs, or guests. With its unique layout and ample square footage, this home offers endless potential -- whether you're looking for room to accommodate a large family, create a home office setup, or invest in a spacious rental property.Don't miss this rare opportunity in Kaplan -- schedule your private showing today!

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 AH · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,515
• − Mortgage interest: −$3,361
• − Property taxes: −$679
• − Insurance: −$2,124
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,745
• Taxable income: $4,283
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $3,860/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 — Kaplan

• Score: 63/100
• State rank: #192
• US rank: #15267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaplan, LA
• Population (ZIP): 9,077

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 3% Pacific Islander 3%
• Common ancestry: Lithuanian 18% Estonian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -51.08%
• Current HPI: 104.662
• 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

-6.7% since first listed

4 events — show timeline

• 2026-03-02 Price Changed $70,000 AcadianaMLS
• 2025-09-15 Relisted — AcadianaMLS
• 2025-09-08 Pending — AcadianaMLS
• 2025-09-03 Listed $75,000 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2025): $679 · -2.5% YoY. Source: county tax records.