3599 Old Basile Hwy. Hwy · Basile, LA 70515

$39,900

3 bd · 2.0 ba · 1,694 sqft · SingleFamily · 247 Days on market

1.00 ac lot $24/sqft · 90% below area ↓ 40% since listing

---

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
• Appreciation +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

Key facts

• Major renovation
• Spacious lot
• 1 acre of land

Tags

• 1 ACRE OF LAND
• QUIET COUNTRY SETTING
• MAJOR RENOVATION
• SPACIOUS LOT
• PEACEFUL SURROUNDINGS
• GREAT INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#169 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: amenities F, commute F, employment F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.2% local appreciation)).
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($35k) 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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. 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: 3.29% ✓
• Cap rate: 29.25%
• Cash-on-cash: 81.98%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (median comp): $385,259
• List price: $39,900
• Delta: -89.64%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 6.01×
• Total profit: $56,019
• Equity at exit: $20,690

10-year hold

• IRR: 86.0%
• Equity multiple: 12.48×
• Total profit: $128,301
• Equity at exit: $34,212

Cash invested: $11,172 (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 70515

• Home prices YoY: 4.5%
• Active inventory: 27
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $763

Break-even live

Break-even rent $347

Max offer price $39,900

Occupancy floor 37%

Sensitivity live

Price	-10% $786	-5% $775	+0% $763	+5% $752	+10% $741
Rent	-10% $659	-5% $711	+0% $763	+5% $815	+10% $867
Rate	-1.0pp $783	-0.5pp $773	base $763	+0.5pp $753	+1.0pp $742

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-13
   statusdays on market $39,900 Pending 247 DOM
2. 2026-06-12
   days on market $39,900 Active 246 DOM
3. 2026-06-09
   days on market $39,900 Active 243 DOM
4. 2026-06-08
   days on market $39,900 Active 242 DOM
5. 2026-06-07
   days on market $39,900 Active 241 DOM
6. 2026-06-07
   days on market $39,900 Active 240 DOM
7. 2026-06-04
   pricedays on market $39,900 Active 237 DOM
8. 2026-06-02
   days on market $44,900 Active 236 DOM
9. 2026-06-01
   days on market $44,900 Active 235 DOM
10. 2026-05-31
    days on market $44,900 Active 234 DOM
11. 2026-05-31
    days on market $44,900 Active 233 DOM
12. 2026-05-07
    price $44,900 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

13. 2026-04-09
    price $49,900 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

14. 2026-03-09
    price $66,500 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

15. 2026-02-08
    price $69,900 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

16. 2026-01-06
    price $73,900 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

17. 2025-12-09
    price $74,900 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

18. 2025-11-08
    price $78,500 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

19. 2025-10-09
    listed $80,000 Active 283-char remark

    Show marketing remark (283 chars)

    This 3-bedroom, 2-bath home sits on 1 acre of land in a quiet country setting near Basile. The home is in need of major renovation, but the spacious lot and peaceful surroundings make it a great investment opportunity or future homestead. Bring your ideas and make this one your own!

20. 2016-03-21
    soldstatus $75,000

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°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: $15,762
• − Mortgage interest: −$2,235
• − Property taxes: −$583
• − Insurance: −$200
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$1,161
• Taxable income: $9,062
• Est. tax owed @ 24.0%: −$2,175
• After-tax cash flow: $6,984/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Basile

• Score: 64/100
• State rank: #169
• US rank: #14193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,182

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Lithuanian 16% Italian 2% Estonian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 72% English-only · Spanish 15% French/Haitian/Cajun 11% Russian/Polish/Slavic 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 96.9999
• 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

-40.1% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $44,900 AcadianaMLS
• 2026-04-09 Price Changed $49,900 AcadianaMLS
• 2026-03-09 Price Changed $66,500 AcadianaMLS
• 2026-02-08 Price Changed $69,900 AcadianaMLS
• 2026-01-06 Price Changed $73,900 AcadianaMLS
• 2025-12-09 Price Changed $74,900 AcadianaMLS
• 2025-11-08 Price Changed $78,500 AcadianaMLS
• 2025-10-09 Listed $80,000 AcadianaMLS
• 2016-03-21 Sold (Public Records) $75,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $583 · -1.4% YoY. Source: county tax records.