231 Eula St · Eunice, LA 70535

$45,000

3 bd · 1.5 ba · 1,300 sqft · Other · 306 Days on market

3,500 sqft lot $35/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 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

Centrally located in Eunice, this 3-bedroom, 1.5-bath home offers convenience to schools, shopping, and local amenities. Functional layout with great potential.

Key facts

• 3,500 sq ft lot
• Parking
• Listed 305 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 4.2% in Eunice — 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 69/100 on livability (#69 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Glendale Elementary School (math 27% / reading 52%, grade F, #224 of 646 statewide, top 37%, 311 students, 78% FRL); Eunice Junior High School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 344 students, 74% FRL); Eunice High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 650 students, 58% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $15k; list at $45k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.33% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.78%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (median comp): $93,391
• List price: $45,000
• Delta: -51.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.8%
• Equity multiple: 3.22×
• Total profit: $27,997
• Equity at exit: $6,710

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $69,802
• Equity at exit: $3,891

Cash invested: $12,600 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 106
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $554

Break-even live

Break-even rent $349

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $580	-5% $567	+0% $554	+5% $541	+10% $529
Rent	-10% $471	-5% $513	+0% $554	+5% $596	+10% $637
Rate	-1.0pp $577	-0.5pp $566	base $554	+0.5pp $542	+1.0pp $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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 June St Eunice, LA	2.0	1.0	1058	$1,050	$0.99	45d	1	0.14mi

Listing history 24 events

1. 2026-06-22
   days on market $45,000 Active 306 DOM
2. 2026-06-21
   days on market $45,000 Active 305 DOM
3. 2026-06-21
   days on market $45,000 Active 304 DOM
4. 2026-06-18
   days on market $45,000 Active 302 DOM
5. 2026-06-17
   days on market $45,000 Active 301 DOM
6. 2026-06-16
   days on market $45,000 Active 300 DOM
7. 2026-06-15
   days on market $45,000 Active 299 DOM
8. 2026-06-13
   days on market $45,000 Active 297 DOM
9. 2026-06-12
   days on market $45,000 Active 296 DOM
10. 2026-06-09
    days on market $45,000 Active 293 DOM
11. 2026-06-08
    days on market $45,000 Active 292 DOM
12. 2026-06-07
    days on market $45,000 Active 291 DOM
13. 2026-06-07
    days on market $45,000 Active 290 DOM
14. 2026-06-04
    days on market $45,000 Active 287 DOM
15. 2026-06-02
    days on market $45,000 Active 286 DOM
16. 2026-06-01
    days on market $45,000 Active 285 DOM
17. 2026-05-31
    days on market $45,000 Active 284 DOM
18. 2026-05-31
    days on market $45,000 Active 283 DOM
19. 2026-02-18
    status Active 160-char remark

    Show marketing remark (160 chars)

    Centrally located in Eunice, this 3-bedroom, 1.5-bath home offers convenience to schools, shopping, and local amenities. Functional layout with great potential.

20. 2025-08-18
    listed $45,000 Active 160-char remark

    Show marketing remark (160 chars)

    Centrally located in Eunice, this 3-bedroom, 1.5-bath home offers convenience to schools, shopping, and local amenities. Functional layout with great potential.

21. 2016-07-28
    soldstatus $15,000
22. 2013-08-09
    soldstatus $30,000
23. 2011-08-28
    listed $55,000
24. 2004-02-11
    soldstatus $19,539

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $247 · $21/mo
• Expected delta: $0/yr ($0/mo · 0.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥114°F today · 21 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: $12,600
• − Mortgage interest: −$2,521
• − Property taxes: −$247
• − Insurance: −$225
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,309
• Taxable income: $6,282
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $5,142/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 — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -53.63%
• Current HPI: 112.8329
• 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

+130.3% since first listed

6 events — show timeline

• 2026-02-18 Relisted — AcadianaMLS
• 2025-08-18 Listed $45,000 AcadianaMLS
• 2016-07-28 Sold (Public Records) $15,000 Public Records
• 2013-08-09 Sold (Public Records) $30,000 Public Records
• 2011-08-28 Listed $55,000 AcadianaMLS
• 2004-02-11 Sold (Public Records) $19,539 Public Records

Property tax history

+1.6%/yr

Latest (2025): $247 · +0.0% YoY. Source: county tax records.