1022/1024 Vieux Jacquet Rd · Cade, LA 70518

$175,000

4 bd · 2.0 ba · 1,666 sqft · MultiFamily · 55 Days on market

Fair condition 0.92 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment properties or live in one and rent the other. Location can't be beat. Easy and quick access to Hwy 90 and 182. Right in-between Lafayette, New Iberia and St Martinville in a serene country setting. Unit 1022 features 2 beds/1 bath, 924 Sq. Ft, eat-in kitchen, front porch, covered deck, 2-car carport, storage building with overhang & roll-up door. Currently rents for $900/month. Unit 1024 features 2 beds/1 bath, 742 Sq. Ft. , front porch, rear deck, 2-car carport - outside kitchen belongs to tenant. Currently rents for $800/month.

Key facts

• Covered deck
• Front porch
• Eat-in kitchen

Tags

• EASY ACCESS TO HWY 90
• EASY ACCESS TO HWY 182
• SERENE COUNTRY SETTING
• EAT-IN KITCHEN
• FRONT PORCH
• COVERED DECK

Property features AI

Finance

• Financial info: Both units are leased

Exterior

• Parking: Carport; Parking for 4 vehicles
• Utilities: Cable connected; Septic tank
• Home design: 2-unit property
• Construction: Metal roof; Frame construction with vinyl siding
• Exterior features: Deck; Porch; Porches/Patios/Decks for both units; Shed(s)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat unit(s); Central air; AC unit(s)
• Interior features: Eat-in kitchen in Unit 1; Storm doors
• Laundry & utility: Washer and dryer in Unit 1; Washer and dryer in Unit 2; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive. Per door: $395/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.3% in Cade — 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 53/100 on livability (#389 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, housing F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. Martinville Primary School (math 20% / reading 30%, grade F, #381 of 646 statewide, top 59%, 498 students, 77% FRL); St. Martinville Senior High School (math 12% / reading 22%, grade F, #203 of 265 statewide, top 80%, 610 students, 67% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 339 active listings in the ZIP; solid renter incomes; 54 units permitted in St. Martin 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.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• GRM: 5.8

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $22,003
• Equity at exit: $26,093

10-year hold

• IRR: 20.3%
• Equity multiple: 2.72×
• Total profit: $84,113
• Equity at exit: $15,131

Cash invested: $49,000 (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 70518

• Home prices YoY: -16.0%
• Active inventory: 339
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $790

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,530
Total (2 units)			$2,531

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 55 DOM
2. 2026-06-17
   days on market $175,000 Active 54 DOM
3. 2026-06-16
   days on market $175,000 Active 53 DOM
4. 2026-06-15
   days on market $175,000 Active 52 DOM
5. 2026-06-14
   days on market $175,000 Active 50 DOM
6. 2026-06-13
   days on market $175,000 Active 49 DOM
7. 2026-06-10
   days on market $175,000 Active 47 DOM
8. 2026-06-09
   days on market $175,000 Active 46 DOM
9. 2026-06-08
   days on market $175,000 Active 45 DOM
10. 2026-06-07
    days on market $175,000 Active 44 DOM
11. 2026-06-05
    days on market $175,000 Active 41 DOM
12. 2026-06-02
    days on market $175,000 Active 39 DOM
13. 2026-06-01
    days on market $175,000 Active 38 DOM
14. 2026-05-31
    days on market $175,000 Active 37 DOM
15. 2026-05-30
    days on market $175,000 Active 36 DOM
16. 2026-04-23
    listed $175,000 Active 559-char remark

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

Taxation est. · year 1

• Rental income: $30,372
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$5,091
• Taxable income: $7,119
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $7,773/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to improve its condition and value. Focus on updating the kitchen and bathrooms, and painting the interior walls to enhance curb appeal and functionality.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom fixtures — Signs of wear
• Moderate Exterior siding — Weathered appearance
• Moderate Front porch and carport — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen countertops — New countertops improve functionality and appearance
• Both Replace worn bathroom fixtures — New fixtures enhance functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Signs of wear	Minor	$500–3,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Front porch and carport · Signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen countertops — New countertops improve functionality and appearance ↑
• Both Replace worn bathroom fixtures — New fixtures enhance functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Cade

• Score: 53/100
• State rank: #389
• US rank: #24247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cade, LA
• County: Lafayette Parish · 207,544 people
• City population: 87
• Metro: Lafayette, LA
• Population (ZIP): 17,263
• Household income: $106,710
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 117.0

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 20% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.65%
• Current HPI: 160.4167
• Rent YoY: —
• Metro: Lafayette, LA
• 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

1 event — show timeline

• 2026-04-23 Listed $175,000 AcadianaMLS