1208 1210 Maude Ave · Abbeville, LA 70510

$72,500

3 bd · 1.0 ba · 1,770 sqft · SingleFamily · 31 Days on market

0.43 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
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home and office on a corner lot with mature trees. The home is in need of a little TLC. The kitchen has a gas stove, utility closet, plenty of cabinets, a breakfast bar and breakfast area and den. There is a formal dining and living room with built ins. The office has a half bath and plenty of office space with parking in the front for multiple cars. The attic access is in the kitchen with plenty of upstairs space to expand.

Key facts

• Utility closet
• Gas stove
• Plenty of cabinets

Tags

• CORNER LOT
• MATURE TREES
• GAS STOVE
• UTILITY CLOSET
• PLENTY OF CABINETS
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Carport (1 covered space, total parking for 1 vehicle)
• Utilities: Public sewer; City electricity
• Home design: Single-family residence; Fixer condition
• Construction: Wood siding construction; Composition roof
• Exterior features: Exterior lighting; Composition roof; Wood siding; City street frontage; Paved road access

Interior

• Kitchen: Gas stove
• Flooring: Vinyl tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Multi-unit cooling (air conditioning)
• Interior features: Built-in bookcases; Formica counters; Storm door(s); Window treatments
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 6.6% in Abbeville — 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 68/100 on livability (#94 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.
• 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.
• Zoned schools: Abbeville High School (math 12% / reading 32%, grade F, #171 of 265 statewide, top 66%, 607 students, 81% FRL) — zoned schools average 81% FRL vs 53% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-24 pts) — the specific schools serving this property underperform the Vermilion Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 180 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $501 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($70k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. 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?
4. 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?
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: 1.61% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.02%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $159,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 S Guegnon St	0.42mi	3/2.0	1,632 (-8%)	5mo	$174,000	$107	59
1722 Michael St	0.37mi	3/1.0	1,507 (-15%)	9mo	$135,000	$90	50
602 E Lafayette St	0.42mi	3/2.5	1,862 (+5%)	23mo	$233,000	$125	47
506 S East St	0.51mi	3/2.0	1,650 (-7%)	22mo	$118,000	$72	42
1905 Mcclellan Ave	0.50mi	4/2.0 (+1)	1,953 (+10%)	22mo	$160,000	$82	32
9411 Mako Ln	0.72mi	3/2.0	1,568 (-11%)	18mo	$374,000	$239	28
1901 Prairie Ave	0.68mi	3/2.0	1,509 (-15%)	21mo	$99,900	$66	22

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: 20.9%
• Equity multiple: 1.86×
• Total profit: $17,357
• Equity at exit: $10,810

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $52,583
• Equity at exit: $6,268

Cash invested: $20,300 (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 70510

• Active inventory: 180
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $457

Break-even live

Break-even rent $591

Max offer price $72,500

Occupancy floor 56%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	44d	1	1.00mi
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $72,500 Active 31 DOM
2. 2026-06-17
   days on market $72,500 Active 30 DOM
3. 2026-06-16
   days on market $72,500 Active 29 DOM
4. 2026-06-15
   days on market $72,500 Active 28 DOM
5. 2026-06-14
   days on market $72,500 Active 26 DOM
6. 2026-06-13
   days on market $72,500 Active 25 DOM
7. 2026-06-10
   days on market $72,500 Active 23 DOM
8. 2026-06-09
   days on market $72,500 Active 22 DOM
9. 2026-06-08
   days on market $72,500 Active 21 DOM
10. 2026-06-07
    days on market $72,500 Active 20 DOM
11. 2026-06-03
    days on market $72,500 Active 16 DOM
12. 2026-06-02
    days on market $72,500 Active 15 DOM
13. 2026-06-01
    days on market $72,500 Active 14 DOM
14. 2026-05-31
    days on market $72,500 Active 13 DOM
15. 2026-05-30
    days on market $72,500 Active 12 DOM
16. 2026-05-16
    listed $72,500 Active

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $14,035
• − Mortgage interest: −$4,061
• − Property taxes: −$679
• − Insurance: −$362
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,109
• Taxable income: $4,578
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,386/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 — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

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: Abbeville, LA
• Population (ZIP): 23,909

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

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: ▼ -70.44%
• Current HPI: 97.6131
• 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

1 event — show timeline

• 2026-05-16 Listed $72,500 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $679 · -0.2% YoY. Source: county tax records.