1004 E Jefferson Davis · Rayne, LA 70578

$50,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 50 Days on market

Fair condition 0.45 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 0.45 acre lot
• Parking
• Listed 50 days

Property features AI

Exterior

• Parking: Assigned parking; Open parking
• Utilities: Public/communal sewer; City electricity
• Home design: Single family residence
• Construction: Metal roof; Wood siding and block construction
• Exterior features: Front porch; Highway frontage

Interior

• Kitchen: Electric stove
• Bedrooms: Two bedrooms
• Flooring: Tile flooring; Vinyl tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Window unit cooling
• Interior features: Includes family room and kitchen; Bedroom 1; Bedroom 2; Bathroom 1
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 4.7% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($48k) 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.30% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.26%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $139,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Marjorie St	0.25mi	3/2.0	1,276 (+6%)	2mo	$178,000	$139	72
600 N Chevis St	0.26mi	3/1.0	1,120 (-7%)	8mo	$19,000	$17	70
420 Elizabeth Dr	0.22mi	2/1.0 (-1)	1,200 (0%)	18mo	$115,000	$96	70
410 Karen Dr	0.19mi	2/2.0 (-1)	1,202 (+0%)	14mo	$40,000	$33	70
208 N Cunningham St	0.47mi	2/1.0 (-1)	1,103 (-8%)	4mo	$115,000	$104	57
911 E Harrop St	0.28mi	3/2.0	1,344 (+12%)	9mo	$165,000	$123	55
205 N Cunningham St	0.53mi	3/2.0	1,280 (+7%)	7mo	$175,000	$137	54
511 E Harrop St	0.39mi	2/1.0 (-1)	1,100 (-8%)	13mo	$90,000	$82	52
309 E Edwards St	0.54mi	3/2.0	1,280 (+7%)	11mo	$179,000	$140	50
307 E Edwards St	0.55mi	3/2.0	1,280 (+7%)	15mo	$175,000	$137	47
401 Kathy Dr	0.24mi	2/2.0 (-1)	1,304 (+9%)	23mo	$151,000	$116	46
1705 Electa St	0.40mi	2/1.5 (-1)	1,075 (-10%)	23mo	$115,000	$107	38

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: 45.8%
• Equity multiple: 2.98×
• Total profit: $27,775
• Equity at exit: $7,455

10-year hold

• IRR: 51.6%
• Equity multiple: 6.03×
• Total profit: $70,431
• Equity at exit: $4,323

Cash invested: $14,000 (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 70578

• Active inventory: 96
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $563

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $598	-5% $580	+0% $563	+5% $546	+10% $528
Rent	-10% $472	-5% $518	+0% $563	+5% $608	+10% $654
Rate	-1.0pp $588	-0.5pp $576	base $563	+0.5pp $550	+1.0pp $537

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Ann Dr Rayne, LA	3.0	1.0	1100	$995	$0.90	21d	1	0.16mi
214 E D St Rayne, LA	2.0	2.0	1434	$1,575	$1.10	14d	1	0.41mi

Listing history 18 events

1. 2026-06-21
   days on market $50,000 Active 50 DOM
2. 2026-06-18
   days on market $50,000 Active 48 DOM
3. 2026-06-17
   days on market $50,000 Active 47 DOM
4. 2026-06-16
   days on market $50,000 Active 46 DOM
5. 2026-06-15
   days on market $50,000 Active 45 DOM
6. 2026-06-13
   days on market $50,000 Active 43 DOM
7. 2026-06-12
   days on market $50,000 Active 42 DOM
8. 2026-06-09
   days on market $50,000 Active 39 DOM
9. 2026-06-08
   pricedays on market $50,000 Active 38 DOM
10. 2026-06-07
    days on market $65,000 Active 37 DOM
11. 2026-06-07
    days on market $65,000 Active 36 DOM
12. 2026-06-04
    days on market $65,000 Active 33 DOM
13. 2026-06-02
    days on market $65,000 Active 32 DOM
14. 2026-06-01
    days on market $65,000 Active 31 DOM
15. 2026-05-31
    days on market $65,000 Active 30 DOM
16. 2026-05-31
    days on market $65,000 Active 29 DOM
17. 2026-05-01
    price $65,000
18. 2026-05-01
    listed $50,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $13,801
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,455
• Taxable income: $6,337
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $5,235/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 · 9 photos

Fair 45/100 Moderate rehab

The home requires significant repairs and updates to improve its condition and value. The exterior and foundation show major wear, and the interior needs new flooring, paint, and appliances. A new roof and HVAC system would also greatly enhance its value.

Repairs flagged

• Major Siding — Significant wear and tear
• Major Foundation — Visible wear on the foundation
• Major Roof — No visible damage, but satellite image suggests a flat roof
• Minor Flooring — Worn but not damaged
• Minor Paint — Chipped in some areas
• Major Bathroom Fixtures — Outdated and in need of replacement
• Major Kitchen Appliances — Outdated and in need of replacement
• Major HVAC System — No visible system, but satellite image suggests a condenser unit

Value-add opportunities

• Both New siding and foundation repair — Improves both resale and rental value
• Both New roof inspection and repair — Improves both resale and rental value
• Both New flooring — Improves both resale and rental value
• Both Paint job — Improves both resale and rental value
• Both New bathroom fixtures — Improves both resale and rental value
• Both New kitchen appliances — Improves both resale and rental value
• Both HVAC system replacement — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear	Major	$15,000–50,000
Foundation · Visible wear on the foundation	Major	$15,000–50,000
Roof · No visible damage, but satellite image suggests a flat roof	Major	$15,000–50,000
Flooring · Worn but not damaged	Minor	$500–3,000
Paint · Chipped in some areas	Minor	$500–3,000
Bathroom Fixtures · Outdated and in need of replacement	Major	$15,000–50,000
Kitchen Appliances · Outdated and in need of replacement	Major	$15,000–50,000
HVAC System · No visible system, but satellite image suggests a condenser unit	Major	$15,000–50,000
Total estimated repair cost · 8 items		$91,000–306,000

Value-add ROI direction

• Both New siding and foundation repair — Improves both resale and rental value ↑
• Both New roof inspection and repair — Improves both resale and rental value ↑
• Both New flooring — Improves both resale and rental value ↑
• Both Paint job — Improves both resale and rental value ↑
• Both New bathroom fixtures — Improves both resale and rental value ↑
• Both New kitchen appliances — Improves both resale and rental value ↑
• Both HVAC system replacement — Improves both resale and rental value ↑

ⓘ 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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

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

• Census place: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

+30.0% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $65,000 AcadianaMLS
• 2026-05-01 Listed $50,000 AcadianaMLS