650 W Walnut Ave · Eunice, LA 70535

$115,000

3 bd · 1.0 ba · 1,652 sqft · SingleFamily · 1 Days on market

Built 1962 6,969 sqft lot $70/sqft · 14% below area Est $134k · 14% under ↓ 3% since listing

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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 +20.6/30.0
• ARV discount +13.9/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• 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

Great Starter Home in the Heart of Eunice! Situated on a corner lot and centrally located in the downtown Eunice area, this charming 3- bedroom home is full of potential. The home features an open-concept living and dining area, creatin a comfortable space for everyday living and entertaining. Three generously sized bedrooms provide plenty of room for family and guests or home office. Conveniently located near local amenities, shopping and schools, this property is ready for its new owner. Don't moss this opportunity to own an affordable home in a great location.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (8.7% below list).
• Recommended offer: $105k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.4% 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.
• Market conditions: 105 active listings in the ZIP; 1 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 $795 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $105,000 (8.7% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $134,070
• List price: $115,000
• Delta: 4.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Park Ave	0.12mi	3/2.0	1,742 (+5%)	9mo	$180,000	$103	74
530 W Gum Ave	0.31mi	3/2.0	1,500 (-9%)	5mo	$40,000	$27	62
1441 W Park Ave	0.59mi	3/2.0	1,600 (-3%)	8mo	$76,000	$48	57
1300 Gregg Ave	0.73mi	3/2.0	1,700 (+3%)	9mo	$150,000	$88	50
1014 N 8th St	0.69mi	3/2.0	1,784 (+8%)	1mo	$155,000	$87	50
830 N 6th St	0.53mi	3/2.0	1,856 (+12%)	2mo	$54,900	$30	49
1480 W Oak St	0.70mi	3/2.0	1,800 (+9%)	0mo	$150,000	$83	48
950 Alexandre St	0.44mi	3/2.0	1,800 (+9%)	18mo	$160,000	$89	45
920 N 3rd St	0.65mi	4/2.0 (+1)	1,733 (+5%)	10mo	$137,000	$79	44
350 N 9th St	0.33mi	4/2.0 (+1)	1,472 (-11%)	20mo	$62,500	$42	40
341 N St. George St	0.75mi	3/1.0	1,409 (-15%)	4mo	$20,000	$14	38
500 Viola St	0.56mi	3/2.0	1,869 (+13%)	22mo	$146,000	$78	29

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,923
• Equity at exit: $17,147

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,577
• Equity at exit: $9,943

Cash invested: $32,200 (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: 105
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $153

Break-even live

Break-even rent $856

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 June St Eunice, LA	2.0	1.0	1058	$1,050	$0.99	43d	1	0.57mi

Listing history 4 events

1. 2026-06-03
   remarks 570-char remark
2. 2026-06-03
   pricestatusdays on marketlisting id $115,000 Coming Soon 1 DOM
3. 2026-04-22
   price $140,000
4. 2026-02-13
   listed $145,000 Active

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$331/yr (+$28/mo · 109.7%)

ⓘ 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: $12,600
• − Mortgage interest: −$6,442
• − Property taxes: −$302
• − Insurance: −$575
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,345
• Taxable loss: −$80
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,860/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: 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

-3.4% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $140,000 AcadianaMLS
• 2026-02-13 Listed $145,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $302 · +0.0% YoY. Source: county tax records.