400 S Granger St · Erath, LA 70533

$152,000

4 bd · 2.0 ba · 1,240 sqft · SingleFamily · 101 Days on market

↓ 20% since listing

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new investment opportunity or dual-living dream in the charming town of Erath! This impeccably remodeled duplex offers not just one, but two separate units, each boasting two bedrooms and one bath. Meticulously upgraded inside and out, these two thoughtfully designed living spaces, both flawlessly renovated with attention to every detail. Brand new flooring, fresh paint, granite counter-tops in the kitchen and modern fixtures create an inviting atmosphere that is a true gem that balances modern comfort with classic appeal. Want an immediate income stream? Both units are currently occupied at a total income of $1585 per month. To make this even better, the seller is willing to possibly do a 'subject-to' loan with approved terms from all parties.

Key facts

• Remodeled duplex
• Dual living
• Two separate units

Tags

• INVESTMENT OPPORTUNITY
• DUAL LIVING
• REMODELED DUPLEX
• TWO SEPARATE UNITS
• GRANITE COUNTER TOPS
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (0.8% below list).
• Recommended offer: $138k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#35 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Dozier Elementary School (math 45% / reading 67%, grade C+, #87 of 646 statewide, top 13%, 547 students, 54% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Vermilion Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 35 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $138,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are A-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?
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: 0.99% ✗
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $95,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 W Leblanc St	0.20mi	3/2.0 (-1)	1,369 (+10%)	6mo	$105,000	$77	64
509 N Gin St	0.55mi	3/2.0 (-1)	1,200 (-3%)	15mo	$110,000	$92	52
107 N Suire St	0.58mi	3/2.0 (-1)	1,350 (+9%)	24mo	$90,000	$67	33

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,355
• Equity at exit: $22,664

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $19,940
• Equity at exit: $13,142

Cash invested: $42,560 (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 70533

• Active inventory: 35
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $304

Break-even live

Break-even rent $1,123

Max offer price $152,000

Occupancy floor 75%

Sensitivity live

Price	-10% $390	-5% $347	+0% $304	+5% $88	+10% $35
Rent	-10% $185	-5% $244	+0% $304	+5% $363	+10% $423
Rate	-1.0pp $380	-0.5pp $343	base $304	+0.5pp $264	+1.0pp $224

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $152,000 Active 101 DOM
2. 2026-06-18
   days on market $152,000 Active 98 DOM
3. 2026-06-17
   days on market $152,000 Active 97 DOM
4. 2026-06-16
   days on market $152,000 Active 96 DOM
5. 2026-06-15
   days on market $152,000 Active 95 DOM
6. 2026-06-14
   days on market $152,000 Active 93 DOM
7. 2026-06-13
   days on market $152,000 Active 92 DOM
8. 2026-06-10
   days on market $152,000 Active 90 DOM
9. 2026-06-09
   days on market $152,000 Active 89 DOM
10. 2026-06-08
    days on market $152,000 Active 88 DOM
11. 2026-06-07
    days on market $152,000 Active 87 DOM
12. 2026-06-03
    days on market $152,000 Active 83 DOM
13. 2026-06-02
    days on market $152,000 Active 82 DOM
14. 2026-06-01
    days on market $152,000 Active 81 DOM
15. 2026-05-31
    days on market $152,000 Active 80 DOM
16. 2026-05-30
    days on market $152,000 Active 79 DOM
17. 2026-03-12
    listed $152,000 Active 770-char remark

    Show marketing remark (770 chars)

    Welcome to your new investment opportunity or dual-living dream in the charming town of Erath! This impeccably remodeled duplex offers not just one, but two separate units, each boasting two bedrooms and one bath. Meticulously upgraded inside and out, these two thoughtfully designed living spaces, both flawlessly renovated with attention to every detail. Brand new flooring, fresh paint, granite counter-tops in the kitchen and modern fixtures create an inviting atmosphere that is a true gem that balances modern comfort with classic appeal. Want an immediate income stream? Both units are currently occupied at a total income of $1585 per month. To make this even better, the seller is willing to possibly do a 'subject-to' loan with approved terms from all parties.

18. 2025-06-05
    listed $159,000 Active
19. 2025-01-21
    price $159,000
20. 2024-05-28
    price $170,000
21. 2024-04-22
    listed $175,000 Active
22. 2023-08-24
    listed $190,000 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: $317 · $26/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$519/yr (+$43/mo · 164.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,086
• − Mortgage interest: −$8,514
• − Property taxes: −$317
• − Insurance: −$760
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,422
• Taxable income: $1,180
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,363/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 — Erath

• Score: 73/100
• State rank: #35
• US rank: #5499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erath, LA
• Population (ZIP): 6,793

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 4% Black 4%
• Common ancestry: Lithuanian 13% Romanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▼ -76.05%
• Current HPI: 94.708
• 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

-20.0% since first listed

6 events — show timeline

• 2026-03-12 Listed $152,000 AcadianaMLS
• 2025-06-05 Listed $159,000 AcadianaMLS
• 2025-01-21 Price Changed $159,000 AcadianaMLS
• 2024-05-28 Price Changed $170,000 AcadianaMLS
• 2024-04-22 Listed $175,000 AcadianaMLS
• 2023-08-24 Listed $190,000 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $317 · -0.1% YoY. Source: county tax records.