1209 N Polk St · Rayne, LA 70578

$169,900

3 bd · 2.5 ba · 1,842 sqft · SingleFamily · 57 Days on market

4,791 sqft lot Est $190k · 10% under

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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 +19.5/30.0
• ARV discount +12.2/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost complete! Right off of I-10 & walking distance to Rayne High school & stores/restaurants, this spacious and large home sits on 3 lots with front, rear and side yard access to park all your toys, boats, RV, etc! This open floor plan has 3 large bedrooms with new carpet, fresh neutral paint on the interior & exterior, large laundry room with half bath, front bonus room that can be used as an office, & a NEW roof ! Newly renovated & priced to sell. Over 1800 sf with a 2 car garage and wonderful location! Don't miss out on this one.

Key facts

• Enclosed back porch
• Large living room
• Versatile bonus room

Tags

• PRIME LOCATION
• ACROSS FROM RAYNE HIGH SCHOOL
• VERSATILE BONUS ROOM
• LARGE LIVING ROOM
• ENCLOSED BACK PORCH
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Garage; Open parking
• Utilities: Public sewer; City electric
• Home design: Single family residence; R-1 zoning
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered, enclosed patio/porch; Shed(s)

Interior

• Kitchen: Refrigerator
• Flooring: Brick; Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Formica counters; Interior lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $158k (7.3% below list).
• Recommended offer: $158k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.4% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Rayne Elementary School (math 30% / reading 30%, grade F, #328 of 646 statewide, top 51%, 201 students, 80% FRL); Armstrong Middle School (math 15% / reading 38%, grade F, #135 of 218 statewide, top 62%, 340 students, 79% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL).
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Acadia 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask is 16890% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $134k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $157,500 (7.3% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $189,726
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 N Polk St	0.30mi	3/2.0	1,944 (+6%)	4mo	$155,000	$80	72
812 E F St	0.55mi	3/2.0	1,900 (+3%)	2mo	$229,500	$121	65
806 N Polk St	0.28mi	3/2.0	1,685 (-8%)	6mo	$174,000	$103	65
409 N Polk St	0.53mi	3/2.0	1,950 (+6%)	11mo	$210,000	$108	54
422 Karen Dr	0.72mi	3/2.5	1,772 (-4%)	14mo	$165,000	$93	49
304 E C St	0.37mi	3/2.0	1,573 (-15%)	13mo	$217,000	$138	46
400 E B North St	0.48mi	3/2.0	1,566 (-15%)	16mo	$128,000	$82	37
621 E Jeff Davis Ave	0.49mi	3/1.5	1,568 (-15%)	22mo	$150,000	$96	30
256 Nation Rd	0.64mi	3/2.0	1,583 (-14%)	20mo	$209,000	$132	28

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-15,377
• Equity at exit: $25,333

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,118
• Equity at exit: $14,690

Cash invested: $47,572 (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 70578

• Active inventory: 95
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $192

Break-even live

Break-even rent $1,332

Max offer price $169,900

Occupancy floor 83%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 E D St Rayne, LA	2.0	2.0	1434	$1,575	$1.10	13d	1	0.23mi

Listing history 22 events

1. 2026-06-17
   days on market $169,900 Active 57 DOM
2. 2026-06-16
   days on market $169,900 Active 56 DOM
3. 2026-06-15
   days on market $169,900 Active 55 DOM
4. 2026-06-13
   days on market $169,900 Active 53 DOM
5. 2026-06-12
   days on market $169,900 Active 52 DOM
6. 2026-06-09
   days on market $169,900 Active 49 DOM
7. 2026-06-08
   days on market $169,900 Active 48 DOM
8. 2026-06-07
   days on market $169,900 Active 47 DOM
9. 2026-06-07
   days on market $169,900 Active 46 DOM
10. 2026-06-04
    days on market $169,900 Active 43 DOM
11. 2026-06-02
    days on market $169,900 Active 42 DOM
12. 2026-06-01
    days on market $169,900 Active 41 DOM
13. 2026-05-31
    days on market $169,900 Active 40 DOM
14. 2026-05-31
    days on market $169,900 Active 39 DOM
15. 2026-05-16
    listed $1,000
16. 2026-04-27
    status Active
17. 2026-04-16
    status Pending
18. 2026-04-10
    listed $169,900 Active
19. 2020-11-25
    soldstatus $134,000
20. 2020-11-20
    soldstatus $134,000 567-char remark

    Show marketing remark (567 chars)

    Almost complete! Right off of I-10 & walking distance to Rayne High school & stores/restaurants, this spacious and large home sits on 3 lots with front, rear and side yard access to park all your toys, boats, RV, etc! This open floor plan has 3 large bedrooms with new carpet, fresh neutral paint on the interior & exterior, large laundry room with half bath, front bonus room that can be used as an office, & a NEW roof ! Newly renovated & priced to sell. Over 1800 sf with a 2 car garage and wonderful location! Don't miss out on this one.

21. 2020-09-17
    listed $134,500 567-char remark

    Show marketing remark (567 chars)

    Almost complete! Right off of I-10 & walking distance to Rayne High school & stores/restaurants, this spacious and large home sits on 3 lots with front, rear and side yard access to park all your toys, boats, RV, etc! This open floor plan has 3 large bedrooms with new carpet, fresh neutral paint on the interior & exterior, large laundry room with half bath, front bonus room that can be used as an office, & a NEW roof ! Newly renovated & priced to sell. Over 1800 sf with a 2 car garage and wonderful location! Don't miss out on this one.

22. 2019-03-07
    listed $105,000

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,900
• − Mortgage interest: −$9,517
• − Property taxes: −$1,090
• − Insurance: −$850
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,943
• Taxable loss: −$523
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $2,425/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

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: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

-99.0% since first listed

8 events — show timeline

• 2026-05-16 Listed for Rent $1,000 RAAMLS
• 2026-04-27 Relisted — AcadianaMLS
• 2026-04-16 Pending — AcadianaMLS
• 2026-04-10 Listed $169,900 AcadianaMLS
• 2020-11-25 Sold (Public Records) $134,000 Public Records
• 2020-11-20 Sold (MLS) $134,000 AcadianaMLS
• 2020-09-17 Listed $134,500 AcadianaMLS
• 2019-03-07 Listed $105,000 AcadianaMLS

Property tax history

+4.8%/yr

Latest (2025): $1,090 · +0.3% YoY. Source: county tax records.