2233 Ledoux Cir · Opelousas, LA 70570

$65,000

3 bd · 1.0 ba · 1,300 sqft · Other · 35 Days on market

7,840 sqft lot $50/sqft · 24% below area Est $86k · 24% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

This is a 3 bedroom 1 bath brick home with a fence backyard, CHA, living room, family room, and either a 4th bedroom or game room.

Key facts

• 7,840 sq ft lot
• Parking
• Listed 35 days

Property features AI

Exterior

• Parking: Carport (1 space, covered); Total parking for 1 vehicle
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer and frame construction
• Exterior features: Brick veneer and frame construction

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• Zoned schools: Grolee Elementary School (math 5% / reading 12%, grade F, #616 of 646 statewide, top 96%, 474 students, 89% FRL); Opelousas Middle School (math 5% / reading 16%, grade F, #197 of 218 statewide, top 91%, 246 students, 92% FRL); Opelousas Senior High School (math 11% / reading 18%, grade F, #224 of 265 statewide, top 86%, 840 students, 77% FRL).
• Zoned-school proficiency averages 11% at this address vs 26% district-wide (-15 pts) — the specific schools serving this property underperform the St. Landry Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 309 active listings in the ZIP; 2 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 $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (median comp): $85,716
• List price: $65,000
• Delta: -24.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $10,730
• Equity at exit: $9,692

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $36,700
• Equity at exit: $5,620

Cash invested: $18,200 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 309
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $334

Break-even live

Break-even rent $523

Max offer price $65,000

Occupancy floor 60%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2238 Ledoux Cir Opelousas, LA	3.0	1.0	1000	$950	$0.95	43d	1	0.05mi
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	43d	1	1.10mi

Listing history 7 events

1. 2026-04-23
   listed $65,000 Active 765-char remark
2. 2022-12-29
   soldstatus $620,000
3. 2014-01-21
   soldstatus $29,000
4. 2014-01-17
   soldstatus $29,000 130-char remark

   Show marketing remark (130 chars)

   This is a 3 bedroom 1 bath brick home with a fence backyard, CHA, living room, family room, and either a 4th bedroom or game room.

5. 2013-09-25
   listed $34,900 130-char remark

   Show marketing remark (130 chars)

   This is a 3 bedroom 1 bath brick home with a fence backyard, CHA, living room, family room, and either a 4th bedroom or game room.

6. 2004-06-08
   soldstatus $55,000

   Show marketing remark (136 chars)

   Spacious 3 to 4 bedroom 1.5 bath brick home with inside utility room. Central Heat and Air approx 1 year old , roof approx 3 years old .

7. 2004-03-30
   listed $55,000

   Show marketing remark (136 chars)

   Spacious 3 to 4 bedroom 1.5 bath brick home with inside utility room. Central Heat and Air approx 1 year old , roof approx 3 years old .

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $543 · $45/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 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: $11,349
• − Mortgage interest: −$3,641
• − Property taxes: −$543
• − Insurance: −$325
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$1,891
• Taxable income: $3,134
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,256/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

+18.2% since first listed

8 events — show timeline

• 2026-05-29 Pending — AcadianaMLS
• 2026-04-23 Listed $65,000 AcadianaMLS
• 2022-12-29 Sold (Public Records) $620,000 Public Records
• 2014-01-21 Sold (Public Records) $29,000 Public Records
• 2014-01-17 Sold (MLS) $29,000 AcadianaMLS
• 2013-09-25 Listed $34,900 AcadianaMLS
• 2004-06-08 Sold (MLS) $55,000 AcadianaMLS
• 2004-03-30 Listed $55,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $543 · +0.9% YoY. Source: county tax records.