630 N 2nd St · Eunice, LA 70535

$120,000

3 bd · 2.0 ba · 2,183 sqft · Other · 66 Days on market

Built 1970 0.29 ac lot $55/sqft · 24% below area Est $158k · 24% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom, 2 baths, Bonus Room, offers a fantastic opportunity for an investor or homeowner who is looking to build equity. This home's interior has been repainted, new roof installed in December 2022, new LVP flooring installed throughout living areas and bedrooms, updated light fixtures, new window A/C units installed in each bedroom and main living area. This home is centrally located in Eunice near shopping, dining and entertainment. Call today to schedule a showing.

Key facts

• Centrally located
• New window a/c units
• New lvp flooring

Tags

• NEW ROOF
• NEW LVP FLOORING
• UPDATED LIGHT FIXTURES
• NEW WINDOW A/C UNITS
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.2% in Eunice — 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 69/100 on livability (#69 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.
• Zoned schools: East Elementary School (math 47% / reading 57%, grade C-, #108 of 646 statewide, top 18%, 285 students, 72% FRL); Eunice Junior High School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 344 students, 74% FRL); Eunice High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 650 students, 58% FRL).
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the St. Landry Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 106 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $120k implies a 153% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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 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: 1.03% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $157,554
• List price: $120,000
• Delta: -23.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,540
• Equity at exit: $17,892

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $17,267
• Equity at exit: $10,375

Cash invested: $33,600 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 106
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $250

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $318	-5% $284	+0% $250	+5% $217	+10% $183
Rent	-10% $153	-5% $202	+0% $250	+5% $299	+10% $348
Rate	-1.0pp $311	-0.5pp $281	base $250	+0.5pp $219	+1.0pp $188

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $120,000 Active 66 DOM
2. 2026-06-21
   days on market $120,000 Active 65 DOM
3. 2026-06-21
   days on market $120,000 Active 64 DOM
4. 2026-06-18
   days on market $120,000 Active 62 DOM
5. 2026-06-17
   days on market $120,000 Active 61 DOM
6. 2026-06-16
   days on market $120,000 Active 60 DOM
7. 2026-06-15
   days on market $120,000 Active 59 DOM
8. 2026-06-13
   days on market $120,000 Active 57 DOM
9. 2026-06-12
   days on market $120,000 Active 56 DOM
10. 2026-06-09
    days on market $120,000 Active 53 DOM
11. 2026-06-08
    days on market $120,000 Active 52 DOM
12. 2026-06-07
    days on market $120,000 Active 51 DOM
13. 2026-06-07
    days on market $120,000 Active 50 DOM
14. 2026-06-04
    days on market $120,000 Active 47 DOM
15. 2026-06-02
    pricedays on market $120,000 Active 46 DOM
16. 2026-06-01
    days on market $130,000 Active 45 DOM
17. 2026-05-31
    days on market $130,000 Active 44 DOM
18. 2026-05-31
    days on market $130,000 Active 43 DOM
19. 2026-04-15
    listed $130,000 Active 491-char remark

    Show marketing remark (491 chars)

    This charming 3 bedroom, 2 baths, Bonus Room, offers a fantastic opportunity for an investor or homeowner who is looking to build equity. This home's interior has been repainted, new roof installed in December 2022, new LVP flooring installed throughout living areas and bedrooms, updated light fixtures, new window A/C units installed in each bedroom and main living area. This home is centrally located in Eunice near shopping, dining and entertainment. Call today to schedule a showing.

20. 2022-10-26
    soldstatus $47,500 Sold 579-char remark

    Show marketing remark (579 chars)

    This large 3 bedroom 2 bath home is located within walking distance from the Mainstreet district and historic downtown Eunice. The property sits on two lots with open parking in the front as well as additional parking in the back. This home does feature hardwood floors we well as vinyl flooring. The interior features varied ceiling heights as well as some partial updates. There is an additional room which is ideal for an office or a potential 4th bedroom. This property is priced to sell, contact an agent today for more information or to schedule a viewing appointment.

21. 2022-09-13
    status Pending 579-char remark

    Show marketing remark (579 chars)

    This large 3 bedroom 2 bath home is located within walking distance from the Mainstreet district and historic downtown Eunice. The property sits on two lots with open parking in the front as well as additional parking in the back. This home does feature hardwood floors we well as vinyl flooring. The interior features varied ceiling heights as well as some partial updates. There is an additional room which is ideal for an office or a potential 4th bedroom. This property is priced to sell, contact an agent today for more information or to schedule a viewing appointment.

22. 2022-09-07
    listed $54,000 Active 579-char remark

    Show marketing remark (579 chars)

    This large 3 bedroom 2 bath home is located within walking distance from the Mainstreet district and historic downtown Eunice. The property sits on two lots with open parking in the front as well as additional parking in the back. This home does feature hardwood floors we well as vinyl flooring. The interior features varied ceiling heights as well as some partial updates. There is an additional room which is ideal for an office or a potential 4th bedroom. This property is priced to sell, contact an agent today for more information or to schedule a viewing appointment.

23. 2022-07-12
    status Active
24. 2022-05-23
    status Pending
25. 2022-04-28
    status Active
26. 2022-03-08
    status Pending
27. 2022-02-22
    status Active
28. 2022-02-14
    status Pending
29. 2022-02-10
    listed $55,000 Active
30. 2007-04-02
    soldstatus $41,900
31. 2006-09-12
    listed $41,900

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$148/yr (+$12/mo · 29.0%)

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

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 ≥114°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: $14,771
• − Mortgage interest: −$6,722
• − Property taxes: −$512
• − Insurance: −$600
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,491
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,746/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 — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -53.63%
• Current HPI: 112.8329
• 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

+210.3% since first listed

13 events — show timeline

• 2026-04-15 Listed $130,000 AcadianaMLS
• 2022-10-26 Sold (MLS) $47,500 AcadianaMLS
• 2022-09-13 Pending — AcadianaMLS
• 2022-09-07 Listed $54,000 AcadianaMLS
• 2022-07-12 Relisted — AcadianaMLS
• 2022-05-23 Pending — AcadianaMLS
• 2022-04-28 Relisted — AcadianaMLS
• 2022-03-08 Pending — AcadianaMLS
• 2022-02-22 Relisted — AcadianaMLS
• 2022-02-14 Pending — AcadianaMLS
• 2022-02-10 Listed $55,000 AcadianaMLS
• 2007-04-02 Sold (MLS) $41,900 AcadianaMLS
• 2006-09-12 Listed $41,900 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $512 · +0.0% YoY. Source: county tax records.