827 East St · Opelousas, LA 70570

$80,900

2 bd · 1.0 ba · 1,400 sqft · SingleFamily · 185 Days on market

4,791 sqft lot $58/sqft · 13% below area Est $94k · 13% under ↓ 19% 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
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• 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

Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

Key facts

• Secure area for pets
• Close to schools
• Large gathering room

Tags

• LARGE GATHERING ROOM
• OPEN KITCHEN
• SECURE AREA FOR PETS
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 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 $559 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $71,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $93,516
• List price: $80,900
• Delta: -13.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Edith St	0.37mi	3/1.0 (+1)	1,360 (-3%)	2mo	$52,500	$39	72
932 Mary Ave	0.48mi	3/2.0 (+1)	1,419 (+1%)	3mo	$141,000	$99	64
1511 George Dr	0.49mi	2/1.0	1,286 (-8%)	2mo	$100,000	$78	62
118 W Franklin St	0.71mi	2/1.0	1,353 (-3%)	11mo	$62,000	$46	52
1652 Jasmine Dr	0.65mi	3/2.0 (+1)	1,465 (+5%)	1mo	$105,000	$72	52
823 Mary Ave	0.47mi	3/2.0 (+1)	1,513 (+8%)	14mo	$165,000	$109	44
606 Mary Ann St	0.53mi	3/1.5 (+1)	1,455 (+4%)	23mo	$122,500	$84	42
118 W Leonard St	0.70mi	3/2.0 (+1)	1,311 (-6%)	10mo	$80,000	$61	39
194 Rainbow Dr	0.73mi	3/2.0 (+1)	1,584 (+13%)	24mo	$110,992	$70	15

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $10,092
• Equity at exit: $12,062

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $38,566
• Equity at exit: $6,995

Cash invested: $22,652 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$424
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $365

Break-even live

Break-even rent $603

Max offer price $80,900

Occupancy floor 61%

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: $20,225
• Closing costs: $2,427
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $80,900 Active 185 DOM
2. 2026-06-17
   days on market $80,900 Active 184 DOM
3. 2026-06-16
   days on market $80,900 Active 183 DOM
4. 2026-06-15
   days on market $80,900 Active 182 DOM
5. 2026-06-13
   days on market $80,900 Active 180 DOM
6. 2026-06-12
   days on market $80,900 Active 179 DOM
7. 2026-06-09
   days on market $80,900 Active 176 DOM
8. 2026-06-08
   days on market $80,900 Active 175 DOM
9. 2026-06-07
   days on market $80,900 Active 174 DOM
10. 2026-06-07
    days on market $80,900 Active 173 DOM
11. 2026-06-04
    days on market $80,900 Active 170 DOM
12. 2026-06-02
    days on market $80,900 Active 169 DOM
13. 2026-06-01
    days on market $80,900 Active 168 DOM
14. 2026-05-31
    days on market $80,900 Active 167 DOM
15. 2026-05-31
    days on market $80,900 Active 166 DOM
16. 2026-05-20
    price $80,900 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

17. 2026-04-28
    status Active 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

18. 2026-04-03
    status Pending 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

19. 2026-03-21
    price $85,900 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

20. 2026-02-19
    price $89,900 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

21. 2026-01-27
    price $91,900 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

22. 2025-11-20
    listed $99,900 Active 913-char remark

    Show marketing remark (913 chars)

    Discover this spacious 2-bedroom, 1-bath home, offering a large gathering room and an open kitchen--perfect for entertaining. The house is in excellent condition, ready for immediate move-in, and qualifies for 100% financing, making it an accessible choice for many buyers.With plenty of space for parking, you'll never worry about finding a spot. The chain-link fence surrounds the yard, providing a secure area for your pets to play freely and giving you peace of mind.Situated close to shopping, schools, and churches, this home offers the convenience of amenities nearby while still providing a comfortable, welcoming environment. Whether you're purchasing your first home or downsizing, this property meets your needs.If you're searching for a well-maintained, affordable home with room to grow, this property is an ideal choice. Comfort, accessibility, and security come together in this charming residence.

ⓘ 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: $218 · $18/mo
• Projected year-2 tax: $445 · $37/mo
• Expected delta: +$227/yr (+$19/mo · 103.7%)

ⓘ 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 ≥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: $12,774
• − Mortgage interest: −$4,532
• − Property taxes: −$218
• − Insurance: −$404
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,353
• Taxable income: $3,222
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,604/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 — 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

-19.0% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $80,900 AcadianaMLS
• 2026-04-28 Relisted — AcadianaMLS
• 2026-04-03 Pending — AcadianaMLS
• 2026-03-21 Price Changed $85,900 AcadianaMLS
• 2026-02-19 Price Changed $89,900 AcadianaMLS
• 2026-01-27 Price Changed $91,900 AcadianaMLS
• 2025-11-20 Listed $99,900 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2025): $218 · +0.0% YoY. Source: county tax records.