2416 2nd St · Basile, LA 70515

$99,990

2 bd · 1.0 ba · 800 sqft · SingleFamily · 260 Days on market

Built 1968 9,009 sqft lot ↓ 28% 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome to this charming cottage home on 2.16 Acres! The kitchen is open concept where you can entertain with ease. The kitchen features a Samsung Stainless kenmore elite refrigerator, samsung electric stove perfect for cooking and easy cleanup. It is completely remodeled with new hvac , electrical wiring as well as a fairly new AC. This cozy cottage home has fantastic potential with two bedrooms and one bathroom, making it ideal for a personal retreat, or investment property or first time buyer! This cottage's unique character shines through in its beautiful details and would be perfect for an Airbnb, VRBO, or even a bed and breakfast. Step outside and enjoy the huge backyard filled with

Key facts

• Open concept kitchen
• Huge backyard
• New ac

Tags

• OPEN CONCEPT KITCHEN
• SAMSUNG STAINLESS REFRIGERATOR
• REMODELED HVAC
• REMODELED ELECTRICAL WIRING
• NEW AC
• HUGE BACKYARD

Property features AI

Exterior

• Parking: Attached covered carport (1 space); Detached or attached garage (1-car) - has garage
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Single-family house; Single story
• Construction: Asbestos shingle roof
• Exterior features: Fenced backyard with wood fencing; City lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Stainless steel appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Security system
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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.
• Zoned schools: James Stephens Montessori School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 442 students, 70% FRL); Basile High School (math 22% / reading 38%, grade F, #125 of 265 statewide, top 47%, 441 students, 55% FRL) — zoned schools at 62% FRL track the district average.
• 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 $5k of equity ($692 loan paydown + $4k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (20%) 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 $87,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $21,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Belton St	0.36mi	2/1.0	914 (+14%)	15mo	$25,000	$27	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.19×
• Total profit: $33,254
• Equity at exit: $51,849

10-year hold

• IRR: 19.9%
• Equity multiple: 4.22×
• Total profit: $90,206
• Equity at exit: $85,736

Cash invested: $27,997 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $231

Break-even live

Break-even rent $875

Max offer price $99,990

Occupancy floor 75%

Sensitivity live

Price	-10% $300	-5% $266	+0% $231	+5% $196	+10% $162
Rent	-10% $139	-5% $185	+0% $231	+5% $277	+10% $323
Rate	-1.0pp $281	-0.5pp $256	base $231	+0.5pp $205	+1.0pp $179

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $99,990 Active 260 DOM
2. 2026-06-21
   days on market $99,990 Active 259 DOM
3. 2026-06-21
   days on market $99,990 Active 258 DOM
4. 2026-06-18
   days on market $99,990 Active 256 DOM
5. 2026-06-17
   days on market $99,990 Active 255 DOM
6. 2026-06-16
   days on market $99,990 Active 254 DOM
7. 2026-06-15
   days on market $99,990 Active 253 DOM
8. 2026-06-13
   days on market $99,990 Active 251 DOM
9. 2026-06-12
   days on market $99,990 Active 250 DOM
10. 2026-06-09
    days on market $99,990 Active 247 DOM
11. 2026-06-08
    days on market $99,990 Active 246 DOM
12. 2026-06-07
    days on market $99,990 Active 245 DOM
13. 2026-06-07
    days on market $99,990 Active 244 DOM
14. 2026-06-04
    days on market $99,990 Active 241 DOM
15. 2026-06-02
    days on market $99,990 Active 240 DOM
16. 2026-06-01
    days on market $99,990 Active 239 DOM
17. 2026-05-31
    days on market $99,990 Active 238 DOM
18. 2026-05-31
    days on market $99,990 Active 237 DOM
19. 2026-05-18
    status Active
20. 2026-03-19
    status Pending
21. 2026-02-13
    price $99,990
22. 2026-01-17
    price $114,900
23. 2025-09-10
    price $120,000
24. 2025-08-06
    listed $125,000 Active
25. 2025-05-02
    status Active
26. 2025-03-10
    price $134,900
27. 2024-10-29
    listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,006
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,909
• Taxable income: $1,255
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,471/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

• Census place: Basile, LA
• 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

-28.1% since first listed

9 events — show timeline

• 2026-05-18 Relisted — SWLAR
• 2026-03-19 Pending — SWLAR
• 2026-02-13 Price Changed $99,990 SWLAR
• 2026-01-17 Price Changed $114,900 SWLAR
• 2025-09-10 Price Changed $120,000 SWLAR
• 2025-08-06 Listed $125,000 SWLAR
• 2025-05-02 Relisted — AcadianaMLS
• 2025-03-10 Price Changed $134,900 AcadianaMLS
• 2024-10-29 Listed $139,000 AcadianaMLS

Property tax history

-3.9%/yr

Latest (2025): $114 · -30.4% YoY. Source: county tax records.