215 Lora St · Ville Platte, LA 70586

$111,900

3 bd · 1.5 ba · 2,000 sqft · SingleFamily · 140 Days on market

0.29 ac lot $56/sqft · at area comps Est $115k · at est.

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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 +23.6/30.0
• ARV discount +8.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers a spacious layout and excellent storage throughout, making it a great opportunity for homeowners or investors alike. The large kitchen features plenty of cabinet space, perfect for cooking and entertaining. Enjoy a big living room with a cozy wood-burning fireplace and a nicely sized half bath for guests. The home includes oversized closets and abundant storage. Outside, you'll find an open covered patio ideal for relaxing, plus two storage buildings--one equipped with electricity. Situated on a corner lot, this property offers added space and convenience and would make a solid investment property.

Key facts

• Open covered patio
• Large kitchen
• Corner lot

Tags

• LARGE KITCHEN
• WOOD BURNING FIREPLACE
• OPEN COVERED PATIO
• TWO STORAGE BUILDINGS
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities 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: 75 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $98,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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. 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: 1.04% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (median comp): $115,444
• List price: $111,900
• Delta: -3.07%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2454 6th St	0.71mi	4/2.5 (+1)	1,767 (-12%)	13mo	$139,000	$79	28

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,673
• Equity at exit: $16,685

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $13,194
• Equity at exit: $9,675

Cash invested: $31,332 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $212

Break-even live

Break-even rent $892

Max offer price $111,900

Occupancy floor 77%

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: $27,975
• Closing costs: $3,357
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $111,900 Active 140 DOM
2. 2026-06-17
   days on market $111,900 Active 139 DOM
3. 2026-06-16
   days on market $111,900 Active 138 DOM
4. 2026-06-15
   days on market $111,900 Active 137 DOM
5. 2026-06-13
   days on market $111,900 Active 135 DOM
6. 2026-06-12
   days on market $111,900 Active 134 DOM
7. 2026-06-09
   days on market $111,900 Active 131 DOM
8. 2026-06-08
   days on market $111,900 Active 130 DOM
9. 2026-06-07
   days on market $111,900 Active 129 DOM
10. 2026-06-07
    days on market $111,900 Active 128 DOM
11. 2026-06-04
    days on market $111,900 Active 125 DOM
12. 2026-06-02
    days on market $111,900 Active 124 DOM
13. 2026-06-01
    days on market $111,900 Active 123 DOM
14. 2026-05-31
    days on market $111,900 Active 122 DOM
15. 2026-05-31
    days on market $111,900 Active 121 DOM
16. 2026-04-10
    price $116,500 623-char remark

    Show marketing remark (623 chars)

    This home offers a spacious layout and excellent storage throughout, making it a great opportunity for homeowners or investors alike. The large kitchen features plenty of cabinet space, perfect for cooking and entertaining. Enjoy a big living room with a cozy wood-burning fireplace and a nicely sized half bath for guests. The home includes oversized closets and abundant storage. Outside, you'll find an open covered patio ideal for relaxing, plus two storage buildings--one equipped with electricity. Situated on a corner lot, this property offers added space and convenience and would make a solid investment property.

17. 2026-01-27
    listed $119,000 Active 623-char remark

    Show marketing remark (623 chars)

    This home offers a spacious layout and excellent storage throughout, making it a great opportunity for homeowners or investors alike. The large kitchen features plenty of cabinet space, perfect for cooking and entertaining. Enjoy a big living room with a cozy wood-burning fireplace and a nicely sized half bath for guests. The home includes oversized closets and abundant storage. Outside, you'll find an open covered patio ideal for relaxing, plus two storage buildings--one equipped with electricity. Situated on a corner lot, this property offers added space and convenience and would make a solid investment property.

18. 2015-09-19
    soldstatus $135,000
19. 2015-09-16
    soldstatus $135,000 449-char remark

    Show marketing remark (449 chars)

    Beautiful, move in ready, updated & well maintained home. Home has new flooring, great eat in kitchen w/ lots of cabinets. New light fixtures. Large living room w/ fireplace and bedrooms w/ lots of closet space. Remodeled bathrooms & great utility room. Lovely patio that overlooks the small well kept backyard that is fenced in. Nice large storage bldg (20x25) remains. Feels like its miles from town but just on outskirts. Wont last long!

20. 2015-07-10
    listed $135,000 449-char remark

    Show marketing remark (449 chars)

    Beautiful, move in ready, updated & well maintained home. Home has new flooring, great eat in kitchen w/ lots of cabinets. New light fixtures. Large living room w/ fireplace and bedrooms w/ lots of closet space. Remodeled bathrooms & great utility room. Lovely patio that overlooks the small well kept backyard that is fenced in. Nice large storage bldg (20x25) remains. Feels like its miles from town but just on outskirts. Wont last long!

21. 2014-12-02
    soldstatus $115,000
22. 2014-12-01
    soldstatus $115,000
23. 2014-10-20
    listed $110,000
24. 2009-07-06
    soldstatus $95,000

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $13,918
• − Mortgage interest: −$6,268
• − Property taxes: −$853
• − Insurance: −$560
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,255
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,359/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 — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,939

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: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 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: ▼ -58.91%
• Current HPI: 113.4032
• 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

+22.6% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $116,500 AcadianaMLS
• 2026-01-27 Listed $119,000 AcadianaMLS
• 2015-09-19 Sold (Public Records) $135,000 Public Records
• 2015-09-16 Sold (MLS) $135,000 AcadianaMLS
• 2015-07-10 Listed $135,000 AcadianaMLS
• 2014-12-02 Sold (Public Records) $115,000 Public Records
• 2014-12-01 Sold (MLS) $115,000 AcadianaMLS
• 2014-10-20 Listed $110,000 AcadianaMLS
• 2009-07-06 Sold (Public Records) $95,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $853 · +0.2% YoY. Source: county tax records.