450 E Vine Ave · Eunice, LA 70535

$77,900

3 bd · 2.0 ba · 1,979 sqft · Other · 178 Days on market

5,227 sqft lot ↓ 22% since listing

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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 +3.5/5.0
• 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

The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

Key facts

• Boat rv covering
• Large workshop
• Corner lot

Tags

• CORNER LOT
• NEW ROOF
• LARGE WORKSHOP
• BOAT RV COVERING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 4.4% in Eunice — 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 69/100 on livability (#69 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.
• Market conditions: 105 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 $539 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $52k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $68,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.3

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $9,936
• Equity at exit: $11,615

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $37,874
• Equity at exit: $6,735

Cash invested: $21,812 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 105
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$32
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $353

Break-even live

Break-even rent $773

Max offer price $77,900

Occupancy floor 66%

Sensitivity live

Price	-10% $397	-5% $375	+0% $353	+5% $331	+10% $309
Rent	-10% $257	-5% $305	+0% $353	+5% $401	+10% $450
Rate	-1.0pp $392	-0.5pp $373	base $353	+0.5pp $333	+1.0pp $312

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-22
   price $77,900 201-char remark

   Show marketing remark (201 chars)

   The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

2. 2026-03-25
   price $89,900 201-char remark

   Show marketing remark (201 chars)

   The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

3. 2026-02-11
   price $99,900 201-char remark

   Show marketing remark (201 chars)

   The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

4. 2026-01-05
   price $108,500 201-char remark

   Show marketing remark (201 chars)

   The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

5. 2025-12-03
   price $114,900 201-char remark

   Show marketing remark (201 chars)

   The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

6. 2025-11-24
   listed $129,900 Active 201-char remark

   Show marketing remark (201 chars)

   The home sits on a large Corner Lot consisting of 3 lots. The home has a new roof that has just been replaced and a large workshop in the backyard with a boat/rv covering. Schedule your showing today.

7. 2025-11-15
   price $129,900
8. 2025-11-13
   price $134,000
9. 2025-09-24
   price $139,900
10. 2025-08-20
    price $144,000
11. 2025-07-15
    price $149,900
12. 2025-06-13
    status Active
13. 2025-06-13
    price $153,000
14. 2025-04-28
    listed $127,000 Active
15. 2016-07-01
    soldstatus $110,000
16. 2016-06-30
    soldstatus $110,000
17. 2016-02-15
    listed $90,000
18. 2012-11-14
    listed $100,000

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $535 · $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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥114°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: $14,643
• − Mortgage interest: −$4,364
• − Property taxes: −$535
• − Insurance: −$1,892
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,266
• Taxable income: $3,243
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,460/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 — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -53.63%
• Current HPI: 112.8329
• 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

-22.1% since first listed

18 events — show timeline

• 2026-04-22 Price Changed $77,900 AcadianaMLS
• 2026-03-25 Price Changed $89,900 AcadianaMLS
• 2026-02-11 Price Changed $99,900 AcadianaMLS
• 2026-01-05 Price Changed $108,500 AcadianaMLS
• 2025-12-03 Price Changed $114,900 AcadianaMLS
• 2025-11-24 Listed $129,900 AcadianaMLS
• 2025-11-15 Price Changed $129,900 AcadianaMLS
• 2025-11-13 Price Changed $134,000 AcadianaMLS
• 2025-09-24 Price Changed $139,900 AcadianaMLS
• 2025-08-20 Price Changed $144,000 AcadianaMLS
• 2025-07-15 Price Changed $149,900 AcadianaMLS
• 2025-06-13 Relisted — AcadianaMLS
• 2025-06-13 Price Changed $153,000 AcadianaMLS
• 2025-04-28 Listed $127,000 AcadianaMLS
• 2016-07-01 Sold (Public Records) $110,000 Public Records
• 2016-06-30 Sold (MLS) $110,000 AcadianaMLS
• 2016-02-15 Listed $90,000 AcadianaMLS
• 2012-11-14 Listed $100,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $535 · +0.0% YoY. Source: county tax records.