2343 Old Basile Hwy · Basile, LA 70515

$56,000

3 bd · 2.0 ba · 1,435 sqft · SingleFamily · 62 Days on market

1.50 ac lot $39/sqft · 19% below area Est $69k · 19% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Solid Home on Old Basile Hwy - Great Starter or Investment Opportunity Located just minutes from the heart of Basile, this three-bedroom, two-bath home offers convenience and potential. Situated along Old Basile Hwy, it provides quick access to local schools, shopping, and everyday essentials--less than a five-minute drive to everything in town. Inside, you'll find a spacious kitchen featuring abundant wood cabinetry and a large sink, offering a great foundation for future updates. The home does need some TLC, making it an excellent option for buyers looking to personalize a space or investors seeking their next project. With its practical layout and easy-access location, this property is ready for someone to bring new life to it.

Key facts

• Easy-access location
• Spacious kitchen
• Large sink

Tags

• SPACIOUS KITCHEN
• ABUNDANT WOOD CABINETRY
• LARGE SINK
• EASY-ACCESS LOCATION

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Covered carport with 2 spaces; Total parking for 2 vehicles
• Utilities: City gas service; Electric service by CLECO
• Home design: Single family residence; Marked as fixer condition
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Metal roof; Vinyl siding; Road frontage on a state road

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window Unit(s) for cooling; Space Heater for heating
• Interior features: Window cooling units; Space heating (space heater)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $53k (6.0% 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 $3k of equity ($387 loan paydown + $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $52,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 2.34% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.40%
• DSCR: 3.29
• GRM: 3.6

CMA / ARV

• ARV (median comp): $69,177
• List price: $56,000
• Delta: -19.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.9%
• Equity multiple: 4.39×
• Total profit: $53,159
• Equity at exit: $29,038

10-year hold

• IRR: 56.4%
• Equity multiple: 8.98×
• Total profit: $125,052
• Equity at exit: $48,017

Cash invested: $15,680 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $672

Break-even live

Break-even rent $463

Max offer price $56,000

Occupancy floor 44%

Sensitivity live

Price	-10% $703	-5% $688	+0% $672	+5% $656	+10% $640
Rent	-10% $568	-5% $620	+0% $672	+5% $724	+10% $775
Rate	-1.0pp $700	-0.5pp $686	base $672	+0.5pp $657	+1.0pp $642

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   statusdays on market $56,000 Pending 62 DOM
2. 2026-06-21
   days on market $56,000 Active 61 DOM
3. 2026-06-21
   days on market $56,000 Active 60 DOM
4. 2026-06-18
   days on market $56,000 Active 58 DOM
5. 2026-06-17
   days on market $56,000 Active 57 DOM
6. 2026-06-16
   days on market $56,000 Active 56 DOM
7. 2026-06-15
   days on market $56,000 Active 55 DOM
8. 2026-06-13
   days on market $56,000 Active 53 DOM
9. 2026-06-12
   days on market $56,000 Active 52 DOM
10. 2026-06-09
    days on market $56,000 Active 49 DOM
11. 2026-06-08
    days on market $56,000 Active 48 DOM
12. 2026-06-07
    days on market $56,000 Active 47 DOM
13. 2026-06-07
    days on market $56,000 Active 46 DOM
14. 2026-06-04
    days on market $56,000 Active 43 DOM
15. 2026-06-02
    days on market $56,000 Active 42 DOM
16. 2026-06-01
    days on market $56,000 Active 41 DOM
17. 2026-05-31
    days on market $56,000 Active 40 DOM
18. 2026-05-31
    days on market $56,000 Active 39 DOM
19. 2026-04-22
    listed $56,000 Active 740-char remark

    Show marketing remark (740 chars)

    Solid Home on Old Basile Hwy - Great Starter or Investment Opportunity Located just minutes from the heart of Basile, this three-bedroom, two-bath home offers convenience and potential. Situated along Old Basile Hwy, it provides quick access to local schools, shopping, and everyday essentials--less than a five-minute drive to everything in town. Inside, you'll find a spacious kitchen featuring abundant wood cabinetry and a large sink, offering a great foundation for future updates. The home does need some TLC, making it an excellent option for buyers looking to personalize a space or investors seeking their next project. With its practical layout and easy-access location, this property is ready for someone to bring new life to it.

20. 2026-04-21
    listed $56,000 Active 737-char remark

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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 2/10 Low
• 🌡 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: $15,756
• − Mortgage interest: −$3,137
• − Property taxes: −$583
• − Insurance: −$280
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$1,629
• Taxable income: $7,606
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $6,235/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $56,000 SWLAR
• 2026-04-21 Listed $56,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $583 · -1.4% YoY. Source: county tax records.