9309 Bourque Rd · Lake Arthur, LA 70542

$62,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 43 Days on market

Built 1945 3.10 ac lot $52/sqft · 31% below area Est $90k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special / Camp Opportunity! Property is being sold as-is and is ideal for investors, renovators, or buyers looking for a fixer-upper with potential. Great opportunity for a camp, weekend retreat, or renovation project.

Key facts

• 3.1 acre lot
• Parking
• Built 1945

Property features AI

Exterior

• Parking: Carport (1 covered space)
• Utilities: City electric
• Home design: Single-family residence; Fixer condition
• Construction: Brick veneer and frame construction; Metal roof
• Exterior features: Chain link fencing; City street frontage

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Formica counters; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#99 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Jesse Owens Elementary School (math 37% / reading 52%, grade F, #176 of 646 statewide, top 29%, 203 students, 70% FRL); Gueydan High School (math 27% / reading 37%, grade F, #118 of 265 statewide, top 46%, 238 students, 62% FRL).
• Market conditions: 25 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 $429 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 43 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.72% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.58%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $89,900
• List price: $62,000
• Delta: -31.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 1.94×
• Total profit: $16,306
• Equity at exit: $9,244

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $48,181
• Equity at exit: $5,361

Cash invested: $17,360 (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 70542

• Home prices YoY: -33.8%
• Active inventory: 25
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $413

Break-even live

Break-even rent $546

Max offer price $62,000

Occupancy floor 56%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $62,000 Active 43 DOM
2. 2026-06-17
   days on market $62,000 Active 42 DOM
3. 2026-06-16
   days on market $62,000 Active 41 DOM
4. 2026-06-15
   days on market $62,000 Active 40 DOM
5. 2026-06-14
   days on market $62,000 Active 38 DOM
6. 2026-06-13
   days on market $62,000 Active 37 DOM
7. 2026-06-10
   days on market $62,000 Active 35 DOM
8. 2026-06-09
   days on market $62,000 Active 34 DOM
9. 2026-06-08
   days on market $62,000 Active 33 DOM
10. 2026-06-07
    days on market $62,000 Active 32 DOM
11. 2026-06-03
    days on market $62,000 Active 28 DOM
12. 2026-06-02
    days on market $62,000 Active 27 DOM
13. 2026-06-01
    days on market $62,000 Active 26 DOM
14. 2026-05-31
    days on market $62,000 Active 25 DOM
15. 2026-05-30
    days on market $62,000 Active 24 DOM
16. 2026-05-06
    listed $62,000 Active 227-char remark

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,831
• − Mortgage interest: −$3,473
• − Property taxes: −$963
• − Insurance: −$310
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$1,804
• Taxable income: $4,228
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $3,947/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 — Lake Arthur

• Score: 68/100
• State rank: #99
• US rank: #9980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,499

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 (94%)
• Race & ethnicity: White 94% Black 4% Two or more races 1%
• Common ancestry: Lithuanian 22% Italian 1% Scotch-Irish 1%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

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: ▼ -50.70%
• Current HPI: 99.2909
• 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

1 event — show timeline

• 2026-05-06 Listed $62,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $963 · -4.3% YoY. Source: county tax records.