2697 La-35 · Lawtell, LA 70570

$94,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily · 183 Days on market

Built 1941 4.00 ac lot $52/sqft · 30% below area Est $135k · 30% under ↓ 37% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Discover the potential of this charming 3-bedroom, 1.1-bath, 1,800 sq ft country-style home--perfect for those looking to personalize a property with great bones and unique features. While it is a fixer-upper, it offers wonderful spaces to build upon, including two inviting sunrooms filled with windows and natural light, as well as a welcoming front porch that sets the tone for peaceful country living.The sale also includes a 2025 refrigerator, 2025 gas oven range, and a water heater that is only 2 years old, adding immediate value and peace of mind for the next owner.Inside, the home includes a dining table, buffet cabinet, two curios, and essential appliances such as a washer and dryer. Even better--with a full-price offer, all furniture along with a 2025 stainless steel refrigerator and stove will be included, providing incredible value and convenience for the next owner.With its spacious layout and charming character, this home is ready for someone to make it their own. Perfect for investors, DIY enthusiasts, or anyone seeking a property with plenty of potential. Schedule your showing today!

Key facts

• Essential appliances
• 4 acre lot
• 2 garage spots

Tags

• TWO INVITING SUNROOMS
• WELCOMING FRONT PORCH
• ESSENTIAL APPLIANCES
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $94k.

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 $94k).
• Recommended offer: $83k (12.0% 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.
• Market conditions: 309 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 $650 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1941 — 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. 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?
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: 1.26% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,000
• List price: $94,000
• Delta: -30.37%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2464 Highway 35	0.47mi	3/2.0	1,700 (-6%)	3mo	$135,000	$79	64
2843 Highway 35	0.28mi	4/2.0 (+1)	2,034 (+13%)	12mo	$126,500	$62	49
198 Jim Guillory Rd	0.63mi	3/2.0	2,000 (+11%)	4mo	$222,000	$111	47

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $7,255
• Equity at exit: $14,016

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $35,207
• Equity at exit: $8,127

Cash invested: $26,320 (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: 309
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $353

Break-even live

Break-even rent $737

Max offer price $94,000

Occupancy floor 65%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $94,000 Active 183 DOM
2. 2026-06-17
   days on market $94,000 Active 182 DOM
3. 2026-06-16
   days on market $94,000 Active 181 DOM
4. 2026-06-15
   days on market $94,000 Active 180 DOM
5. 2026-06-14
   price $94,000 Active 178 DOM
6. 2026-06-13
   days on market $99,999 Active 178 DOM
7. 2026-06-12
   days on market $99,999 Active 177 DOM
8. 2026-06-09
   days on market $99,999 Active 174 DOM
9. 2026-06-08
   days on market $99,999 Active 173 DOM
10. 2026-06-07
    days on market $99,999 Active 172 DOM
11. 2026-06-07
    days on market $99,999 Active 171 DOM
12. 2026-06-04
    days on market $99,999 Active 168 DOM
13. 2026-06-02
    days on market $99,999 Active 167 DOM
14. 2026-06-01
    days on market $99,999 Active 166 DOM
15. 2026-05-31
    days on market $99,999 Active 165 DOM
16. 2026-05-31
    days on market $99,999 Active 164 DOM
17. 2026-05-07
    status Pending 1112-char remark

    Show marketing remark (1112 chars)

    Discover the potential of this charming 3-bedroom, 1.1-bath, 1,800 sq ft country-style home--perfect for those looking to personalize a property with great bones and unique features. While it is a fixer-upper, it offers wonderful spaces to build upon, including two inviting sunrooms filled with windows and natural light, as well as a welcoming front porch that sets the tone for peaceful country living.The sale also includes a 2025 refrigerator, 2025 gas oven range, and a water heater that is only 2 years old, adding immediate value and peace of mind for the next owner.Inside, the home includes a dining table, buffet cabinet, two curios, and essential appliances such as a washer and dryer. Even better--with a full-price offer, all furniture along with a 2025 stainless steel refrigerator and stove will be included, providing incredible value and convenience for the next owner.With its spacious layout and charming character, this home is ready for someone to make it their own. Perfect for investors, DIY enthusiasts, or anyone seeking a property with plenty of potential. Schedule your showing today!

18. 2026-04-02
    price $99,999 1112-char remark

    Show marketing remark (1112 chars)

    Discover the potential of this charming 3-bedroom, 1.1-bath, 1,800 sq ft country-style home--perfect for those looking to personalize a property with great bones and unique features. While it is a fixer-upper, it offers wonderful spaces to build upon, including two inviting sunrooms filled with windows and natural light, as well as a welcoming front porch that sets the tone for peaceful country living.The sale also includes a 2025 refrigerator, 2025 gas oven range, and a water heater that is only 2 years old, adding immediate value and peace of mind for the next owner.Inside, the home includes a dining table, buffet cabinet, two curios, and essential appliances such as a washer and dryer. Even better--with a full-price offer, all furniture along with a 2025 stainless steel refrigerator and stove will be included, providing incredible value and convenience for the next owner.With its spacious layout and charming character, this home is ready for someone to make it their own. Perfect for investors, DIY enthusiasts, or anyone seeking a property with plenty of potential. Schedule your showing today!

19. 2026-02-17
    price $105,000 1112-char remark

    Show marketing remark (1112 chars)

    Discover the potential of this charming 3-bedroom, 1.1-bath, 1,800 sq ft country-style home--perfect for those looking to personalize a property with great bones and unique features. While it is a fixer-upper, it offers wonderful spaces to build upon, including two inviting sunrooms filled with windows and natural light, as well as a welcoming front porch that sets the tone for peaceful country living.The sale also includes a 2025 refrigerator, 2025 gas oven range, and a water heater that is only 2 years old, adding immediate value and peace of mind for the next owner.Inside, the home includes a dining table, buffet cabinet, two curios, and essential appliances such as a washer and dryer. Even better--with a full-price offer, all furniture along with a 2025 stainless steel refrigerator and stove will be included, providing incredible value and convenience for the next owner.With its spacious layout and charming character, this home is ready for someone to make it their own. Perfect for investors, DIY enthusiasts, or anyone seeking a property with plenty of potential. Schedule your showing today!

20. 2025-11-24
    listed $115,000 Active 1112-char remark

    Show marketing remark (1112 chars)

    Discover the potential of this charming 3-bedroom, 1.1-bath, 1,800 sq ft country-style home--perfect for those looking to personalize a property with great bones and unique features. While it is a fixer-upper, it offers wonderful spaces to build upon, including two inviting sunrooms filled with windows and natural light, as well as a welcoming front porch that sets the tone for peaceful country living.The sale also includes a 2025 refrigerator, 2025 gas oven range, and a water heater that is only 2 years old, adding immediate value and peace of mind for the next owner.Inside, the home includes a dining table, buffet cabinet, two curios, and essential appliances such as a washer and dryer. Even better--with a full-price offer, all furniture along with a 2025 stainless steel refrigerator and stove will be included, providing incredible value and convenience for the next owner.With its spacious layout and charming character, this home is ready for someone to make it their own. Perfect for investors, DIY enthusiasts, or anyone seeking a property with plenty of potential. Schedule your showing today!

21. 2008-10-18
    listed $159,900

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,213
• − Mortgage interest: −$5,265
• − Property taxes: −$602
• − Insurance: −$470
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,735
• Taxable income: $2,867
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,553/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

• City population: 38
• 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

-37.5% since first listed

5 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-04-02 Price Changed $99,999 AcadianaMLS
• 2026-02-17 Price Changed $105,000 AcadianaMLS
• 2025-11-24 Listed $115,000 AcadianaMLS
• 2008-10-18 Listed $159,900 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2025): $602 · +0.0% YoY. Source: county tax records.