1603 Brown St · Opelousas, LA 70570

$67,760

2 bd · 1.5 ba · 900 sqft · SingleFamily · 67 Days on market

Fair condition 4,791 sqft lot $75/sqft · 110% above area ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath cottage nestled on a spacious corner lot in a quiet, well-established area of Opelousas. This inviting home offers the perfect blend of comfort and opportunity, making it an ideal choice for first-time homebuyers or those looking to downsize.Situated directly across from a neighborhood church, the property provides a peaceful setting with a true sense of community. Enjoy the added value of an extra lot included in the sale--each measuring approximately 48 x 100--giving you additional space for expansion, outdoor living, or future investment potential.Inside, the home features a cozy layout with thoughtful updates, while outside, the generous yard space offers endless possibilities. Conveniently located just minutes from downtown Opelousas, you'll have quick access to shopping, dining, and local amenities.Whether you're looking for a starter home or a smart investment, this beautiful cottage is full of charm and potential. Schedule your showing today and come see all it has to offer!

Key facts

• Extra lot
• Generous yard space
• Corner lot

Tags

• CORNER LOT
• EXTRA LOT
• GENEROUS YARD SPACE
• QUICK ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 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 $468 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

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 $63,694 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $32,312
• List price: $67,760
• Delta: 109.71%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Laurel St	0.31mi	2/1.0	828 (-8%)	18mo	$29,500	$36	56
615 W Bertheaud Ave	0.34mi	2/1.0	1,000 (+11%)	17mo	$60,000	$60	49

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $7,009
• Equity at exit: $10,103

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $29,308
• Equity at exit: $5,859

Cash invested: $18,973 (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: 5.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$355
• Tax est. 1.5%: −$85 /mo · $1,016/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $282

Break-even live

Break-even rent $593

Max offer price $67,760

Occupancy floor 65%

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: $16,940
• Closing costs: $2,033
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $67,760 Active 67 DOM
2. 2026-06-17
   days on market $67,760 Active 66 DOM
3. 2026-06-16
   days on market $67,760 Active 65 DOM
4. 2026-06-15
   days on market $67,760 Active 64 DOM
5. 2026-06-13
   days on market $67,760 Active 62 DOM
6. 2026-06-12
   days on market $67,760 Active 61 DOM
7. 2026-06-09
   days on market $67,760 Active 58 DOM
8. 2026-06-08
   days on market $67,760 Active 57 DOM
9. 2026-06-07
   days on market $67,760 Active 56 DOM
10. 2026-06-07
    days on market $67,760 Active 55 DOM
11. 2026-06-04
    days on market $67,760 Active 52 DOM
12. 2026-06-02
    days on market $67,760 Active 51 DOM
13. 2026-06-01
    days on market $67,760 Active 50 DOM
14. 2026-05-31
    days on market $67,760 Active 49 DOM
15. 2026-05-31
    days on market $67,760 Active 48 DOM
16. 2026-05-14
    price $67,760 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to this charming 2-bedroom, 1-bath cottage nestled on a spacious corner lot in a quiet, well-established area of Opelousas. This inviting home offers the perfect blend of comfort and opportunity, making it an ideal choice for first-time homebuyers or those looking to downsize.Situated directly across from a neighborhood church, the property provides a peaceful setting with a true sense of community. Enjoy the added value of an extra lot included in the sale--each measuring approximately 48 x 100--giving you additional space for expansion, outdoor living, or future investment potential.Inside, the home features a cozy layout with thoughtful updates, while outside, the generous yard space offers endless possibilities. Conveniently located just minutes from downtown Opelousas, you'll have quick access to shopping, dining, and local amenities.Whether you're looking for a starter home or a smart investment, this beautiful cottage is full of charm and potential. Schedule your showing today and come see all it has to offer!

17. 2026-04-11
    listed $69,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to this charming 2-bedroom, 1-bath cottage nestled on a spacious corner lot in a quiet, well-established area of Opelousas. This inviting home offers the perfect blend of comfort and opportunity, making it an ideal choice for first-time homebuyers or those looking to downsize.Situated directly across from a neighborhood church, the property provides a peaceful setting with a true sense of community. Enjoy the added value of an extra lot included in the sale--each measuring approximately 48 x 100--giving you additional space for expansion, outdoor living, or future investment potential.Inside, the home features a cozy layout with thoughtful updates, while outside, the generous yard space offers endless possibilities. Conveniently located just minutes from downtown Opelousas, you'll have quick access to shopping, dining, and local amenities.Whether you're looking for a starter home or a smart investment, this beautiful cottage is full of charm and potential. Schedule your showing today and come see all it has to offer!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $11,400
• − Mortgage interest: −$3,796
• − Property taxes: −$1,016
• − Insurance: −$339
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,971
• Taxable income: $2,454
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $2,798/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 · 10 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update its dated kitchen and bathroom, paint the exterior, and replace the HVAC unit. The property has a spacious yard and a corner lot, which could be a significant asset with proper updates.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — small and outdated
• Major exterior paint — peeling and overgrown
• Major HVAC unit — outdated and inefficient

Value-add opportunities

• Resale update kitchen appliances — modern appliances attract buyers
• Resale update bathroom fixtures — modern fixtures improve appeal
• Both paint exterior — enhances curb appeal and value
• Both replace HVAC unit — modern HVAC improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · small and outdated	Major	$15,000–50,000
exterior paint · peeling and overgrown	Major	$15,000–50,000
HVAC unit · outdated and inefficient	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances attract buyers ↑
• Resale update bathroom fixtures — modern fixtures improve appeal ↑
• Both paint exterior — enhances curb appeal and value ↑
• Both replace HVAC unit — modern HVAC improves comfort and energy efficiency ↑

ⓘ 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

-3.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $67,760 AcadianaMLS
• 2026-04-11 Listed $69,900 AcadianaMLS