1937 Prairie Ronde Hwy · Lawtell, LA 70570

$90,000

2 bd · 1.0 ba · 1,000 sqft · Other · 18 Days on market

5.00 ac lot

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Why this score? — see what drove the C- 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• 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

Check out this fixer-upper sitting on 4.25 acres, perfect for anyone looking to invest! This property is full of potential and waiting for your ideas.You'll find several fruit trees, including orange, apple, banana, fig, grape, pecan, and persimmon, making it a lovely spot for fresh fruit right at home. The entire property is fenced in and would work great for someone with farm animals. There is also a pond located in the back of the property.Whether you want to renovate the current house or start fresh, there's so much you can do here. Don't miss out on this great opportunity! Schedule a visit today and see for yourself!

Key facts

• Pond
• Fenced in
• 5 acre lot

Tags

• FENCED IN
• POND

Property features AI

Exterior

• Parking: Open parking
• Utilities: Septic tank; Electric service by CLECO
• Home design: Single family residence; Fixer condition; Parish road frontage, paved
• Construction: Wood siding / frame construction; Metal roof
• Exterior features: Full chain link and barbed wire fencing; Porch; Barn(s)

Interior

• Kitchen: Gas stove
• Bedrooms: Bedroom 1; Bedroom 2
• Flooring: Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window unit(s)
• Interior features: Family room; Kitchen; Formica counters; Other counters
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#248 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, crime F, amenities 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: Lawtell Elementary School (math 12% / reading 32%, grade F, #415 of 646 statewide, top 67%, 646 students, 73% FRL); Northwest High School (math 12% / reading 22%, grade F, #203 of 265 statewide, top 80%, 582 students, 68% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 313 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $72k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,095
• Equity at exit: $13,419

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $11,990
• Equity at exit: $7,782

Cash invested: $25,200 (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: 313
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $181

Break-even live

Break-even rent $679

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $232	-5% $206	+0% $181	+5% $156	+10% $130
Rent	-10% $109	-5% $145	+0% $181	+5% $217	+10% $253
Rate	-1.0pp $226	-0.5pp $204	base $181	+0.5pp $158	+1.0pp $134

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $90,000 Active 18 DOM
2. 2026-06-21
   days on market $90,000 Active 17 DOM
3. 2026-06-18
   days on market $90,000 Active 15 DOM
4. 2026-06-17
   days on market $90,000 Active 14 DOM
5. 2026-06-16
   days on market $90,000 Active 13 DOM
6. 2026-06-15
   days on market $90,000 Active 12 DOM
7. 2026-06-13
   days on market $90,000 Active 10 DOM
8. 2026-06-12
   days on market $90,000 Active 9 DOM
9. 2026-06-09
   days on market $90,000 Active 6 DOM
10. 2026-06-08
    days on market $90,000 Active 5 DOM
11. 2026-06-07
    days on market $90,000 Active 4 DOM
12. 2026-06-07
    days on market $90,000 Active 3 DOM
13. 2026-06-04
    remarks 534-char remark
14. 2026-06-04
    listed $90,000 Active 1 DOM

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$174/yr (+$14/mo · 54.0%)

ⓘ 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: $10,895
• − Mortgage interest: −$5,041
• − Property taxes: −$321
• − Insurance: −$450
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,618
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $1,999/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 — Lawtell

• Score: 60/100
• State rank: #248
• US rank: #18803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+5.9% since first listed

5 events — show timeline

• 2026-06-01 Listed $90,000 AcadianaMLS
• 2025-02-24 Sold (Public Records) $72,000 Public Records
• 2025-02-21 Sold (MLS) $72,000 AcadianaMLS
• 2025-01-24 Pending — AcadianaMLS
• 2024-09-19 Listed $85,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $321 · +38.4% YoY. Source: county tax records.