610 N Boudraux Ave · Kaplan, LA 70548

$59,900

2 bd · 1.0 ba · 1,031 sqft · SingleFamily · 142 Days on market

Built 1940 $58/sqft · 19% below area Est $74k · 19% under ↓ 8% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready cute 2 Bedroom Cottage minutes to Oschner Hospital, Sonic, & Shopping, Off Hwy 14, has nice large yard. Vacant,has 2 Covered Carport Which Make Outdoor Entertaining a Breeze & Daily Chill Periods Serene, Despite the Weather! Flowing Floor Plan Features Eat In Kitchen, Beautiful Hardwood Floors, & Fabulous Light Flow. Enjoy the Original Kitchen & Bath. Cooled by Window Units. Gas Stove, Refrigerator Incuded. The Close Proximity to School Means Quiet Nights & Weekends w No Intrusive Parking. Fema Flood Zone X. Vacant on Contractor Lockbox Located on Side Door Railing. Note Lot Measures 60 x 132 .

Key facts

• Covered carport
• Eat in kitchen
• Large yard

Tags

• LARGE YARD
• COVERED CARPORT
• EAT IN KITCHEN
• HARDWOOD FLOORS
• GAS STOVE
• REFRIGERATOR INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.4% in Kaplan — 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 (#192 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: crime D, amenities F, commute 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.
• Market conditions: 54 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 $414 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 142 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D 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: 1.63% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $74,248
• List price: $59,900
• Delta: -19.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Boudreaux Ave	0.19mi	2/1.0	1,050 (+2%)	4mo	$84,500	$80	85
802 N Trahan Ave N	0.23mi	2/1.0	1,025 (-1%)	13mo	$75,000	$73	77
713 N Wilson Ave	0.08mi	3/1.5 (+1)	955 (-7%)	17mo	$16,000	$17	62
1212 W 6th St	0.45mi	3/1.0 (+1)	1,008 (-2%)	22mo	$55,000	$55	52
506 N Guidry St	0.49mi	3/1.0 (+1)	1,100 (+7%)	14mo	$78,000	$71	49
1207 N Irving Ave	0.42mi	3/1.0 (+1)	1,140 (+11%)	11mo	$20,000	$18	48
113 N Guidry Ave	0.61mi	3/1.0 (+1)	1,116 (+8%)	22mo	$74,900	$67	34

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: 22.3%
• Equity multiple: 1.91×
• Total profit: $15,297
• Equity at exit: $8,931

10-year hold

• IRR: 30.3%
• Equity multiple: 3.71×
• Total profit: $45,492
• Equity at exit: $5,179

Cash invested: $16,772 (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 70548

• Home prices YoY: -32.8%
• Active inventory: 54
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $393

Break-even live

Break-even rent $476

Max offer price $59,900

Occupancy floor 55%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $59,900 Active 142 DOM
2. 2026-06-17
   days on market $59,900 Active 141 DOM
3. 2026-06-16
   days on market $59,900 Active 140 DOM
4. 2026-06-15
   days on market $59,900 Active 139 DOM
5. 2026-06-14
   days on market $59,900 Active 137 DOM
6. 2026-06-13
   days on market $59,900 Active 136 DOM
7. 2026-06-10
   days on market $59,900 Active 134 DOM
8. 2026-06-09
   days on market $59,900 Active 133 DOM
9. 2026-06-08
   days on market $59,900 Active 132 DOM
10. 2026-06-07
    days on market $59,900 Active 131 DOM
11. 2026-06-03
    days on market $59,900 Active 127 DOM
12. 2026-06-02
    days on market $59,900 Active 126 DOM
13. 2026-06-01
    days on market $59,900 Active 125 DOM
14. 2026-05-31
    days on market $59,900 Active 124 DOM
15. 2026-05-30
    days on market $59,900 Active 123 DOM
16. 2026-04-01
    price $59,900 635-char remark

    Show marketing remark (647 chars)

    Move in ready cute 2 Bedroom Cottage minutes to Oschner Hospital, Sonic, & Shopping, Off Hwy 14, has nice large yard. Vacant, has 2 Covered Carport Which Make Outdoor Entertaining a Breeze & Daily Chill Periods Serene, Despite the Weather! Flowing Floor Plan Features Eat In Kitchen, Beautiful Hardwood Floors, & Fabulous Light Flow. Enjoy the Original Kitchen & Bath. Cooled by Window Units. Gas Stove, Refrigerator Incuded. The Close Proximity to School Means Quiet Nights & Weekends w No Intrusive Parking. Fema Flood Zone X. Vacant on Contractor Lockbox Located on Side Door Railing. Note Lot Measures 60 x 132 .

17. 2026-04-01
    price $59,900 647-char remark

    Show marketing remark (647 chars)

    Move in ready cute 2 Bedroom Cottage minutes to Oschner Hospital, Sonic, & Shopping, Off Hwy 14, has nice large yard. Vacant, has 2 Covered Carport Which Make Outdoor Entertaining a Breeze & Daily Chill Periods Serene, Despite the Weather! Flowing Floor Plan Features Eat In Kitchen, Beautiful Hardwood Floors, & Fabulous Light Flow. Enjoy the Original Kitchen & Bath. Cooled by Window Units. Gas Stove, Refrigerator Incuded. The Close Proximity to School Means Quiet Nights & Weekends w No Intrusive Parking. Fema Flood Zone X. Vacant on Contractor Lockbox Located on Side Door Railing. Note Lot Measures 60 x 132 .

18. 2026-01-21
    listed $67,500 Active 635-char remark

    Show marketing remark (647 chars)

    Move in ready cute 2 Bedroom Cottage minutes to Oschner Hospital, Sonic, & Shopping, Off Hwy 14, has nice large yard. Vacant, has 2 Covered Carport Which Make Outdoor Entertaining a Breeze & Daily Chill Periods Serene, Despite the Weather! Flowing Floor Plan Features Eat In Kitchen, Beautiful Hardwood Floors, & Fabulous Light Flow. Enjoy the Original Kitchen & Bath. Cooled by Window Units. Gas Stove, Refrigerator Incuded. The Close Proximity to School Means Quiet Nights & Weekends w No Intrusive Parking. Fema Flood Zone X. Vacant on Contractor Lockbox Located on Side Door Railing. Note Lot Measures 60 x 132 .

19. 2026-01-21
    listed $67,500 Active 647-char remark

    Show marketing remark (647 chars)

    Move in ready cute 2 Bedroom Cottage minutes to Oschner Hospital, Sonic, & Shopping, Off Hwy 14, has nice large yard. Vacant, has 2 Covered Carport Which Make Outdoor Entertaining a Breeze & Daily Chill Periods Serene, Despite the Weather! Flowing Floor Plan Features Eat In Kitchen, Beautiful Hardwood Floors, & Fabulous Light Flow. Enjoy the Original Kitchen & Bath. Cooled by Window Units. Gas Stove, Refrigerator Incuded. The Close Proximity to School Means Quiet Nights & Weekends w No Intrusive Parking. Fema Flood Zone X. Vacant on Contractor Lockbox Located on Side Door Railing. Note Lot Measures 60 x 132 .

20. 2025-07-20
    price $69,900
21. 2025-07-20
    price $69,900
22. 2025-05-07
    price $74,900
23. 2025-05-07
    price $74,900
24. 2025-02-02
    listed $80,000 Active
25. 2021-09-07
    soldstatus $65,000
26. 2021-09-03
    soldstatus $65,000
27. 2021-07-31
    listed $65,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $447 · $37/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $11,681
• − Mortgage interest: −$3,355
• − Property taxes: −$447
• − Insurance: −$300
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,743
• Taxable income: $3,968
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,760/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 — Kaplan

• Score: 63/100
• State rank: #192
• US rank: #15267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaplan, LA
• Population (ZIP): 9,077

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 3% Pacific Islander 3%
• Common ancestry: Lithuanian 18% Estonian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · French/Haitian/Cajun 8% Other Indo-European 1%

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: ▼ -51.08%
• Current HPI: 104.662
• 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

-7.8% since first listed

12 events — show timeline

• 2026-04-01 Price Changed $59,900 AcadianaMLS
• 2026-04-01 Price Changed $59,900 GSREIN
• 2026-01-21 Listed $67,500 GSREIN
• 2026-01-21 Listed $67,500 AcadianaMLS
• 2025-07-20 Price Changed $69,900 AcadianaMLS
• 2025-07-20 Price Changed $69,900 GSREIN
• 2025-05-07 Price Changed $74,900 AcadianaMLS
• 2025-05-07 Price Changed $74,900 GSREIN
• 2025-02-02 Listed $80,000 AcadianaMLS
• 2021-09-07 Sold (Public Records) $65,000 Public Records
• 2021-09-03 Sold (MLS) $65,000 AcadianaMLS
• 2021-07-31 Listed $65,000 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2025): $447 · -2.5% YoY. Source: county tax records.