502 N Gertrude St · Abbeville, LA 70510

$49,500

2 bd · 1.0 ba · 784 sqft · SingleFamily

Built 1950 0.50 ac lot Est $45k · 11% over ↓ 29% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

Key facts

• 0.5 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.2% vs local median 6.6% in Abbeville — 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 68/100 on livability (#94 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.
• 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: James A. Herod Elementary School (math 14% / reading 29%, grade F, #434 of 646 statewide, top 68%, 340 students, 90% FRL); Abbeville High School (math 12% / reading 32%, grade F, #171 of 265 statewide, top 66%, 607 students, 81% FRL) — zoned schools average 85% FRL vs 53% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-25 pts) — the specific schools serving this property underperform the Vermilion Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $342 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $49,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.42% ✓
• Cap rate: 22.17%
• Cash-on-cash: 56.71%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $44,688
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 N Gertrude St	0.00mi	2/1.0	784 (0%)	22mo	$45,000	$57	82
1305 E Saint Victor St	0.26mi	2/1.0	816 (+4%)	15mo	$53,000	$65	69
1726 Oscar St	0.37mi	2/1.0	725 (-8%)	8mo	$18,000	$25	63
209 N Charles Campbell St	0.24mi	2/1.0	864 (+10%)	16mo	$73,500	$85	58
210 N Lyman St	0.28mi	2/1.0	738 (-6%)	23mo	$68,000	$92	58
115 S Miles St	0.48mi	2/1.0	900 (+15%)	0mo	$35,000	$39	53
411 S Lyman St	0.65mi	2/1.0	854 (+9%)	8mo	$7,000	$8	48

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $29,494
• Equity at exit: $7,381

10-year hold

• IRR: 54.4%
• Equity multiple: 6.34×
• Total profit: $74,068
• Equity at exit: $4,280

Cash invested: $13,860 (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 70510

• Active inventory: 180
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $589

Break-even live

Break-even rent $454

Max offer price $49,500

Occupancy floor 46%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Lafayette St Unit 2 Abbeville, LA	2.0	1.0	800	$1,199	$1.50	13d	1	0.74mi

Listing history 12 events

1. 2026-05-22
   listed $49,500
2. 2024-08-23
   soldstatus $45,000 Sold 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

3. 2024-08-23
   soldstatus $45,000

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

4. 2024-07-26
   status Pending 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

5. 2024-07-26
   status Active 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

6. 2024-07-05
   status Active 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

7. 2024-06-30
   status Pending 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

8. 2024-06-18
   price $50,000 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

9. 2024-04-15
   price $63,000 323-char remark

   Show marketing remark (323 chars)

   Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

10. 2024-02-27
    status Active 323-char remark

    Show marketing remark (323 chars)

    Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

11. 2024-01-30
    status Pending 323-char remark

    Show marketing remark (323 chars)

    Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

12. 2024-01-23
    listed $70,000 Active 323-char remark

    Show marketing remark (323 chars)

    Cute as a button and move in ready all in one house. Recent updates include low maintenance vinyl siding, updated windows, laminate flooring and updated bathroom. Detached wash house, storage shed, and fence include on a 46'x 120' corner lot. Call today to make your appointment and start the process towards owning a home.

ⓘ 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: $144 · $12/mo
• Projected year-2 tax: $272 · $23/mo
• Expected delta: +$129/yr (+$11/mo · 89.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $14,388
• − Mortgage interest: −$2,773
• − Property taxes: −$144
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,440
• Taxable income: $6,685
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $5,459/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 — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, LA
• Population (ZIP): 23,909

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

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: ▼ -70.44%
• Current HPI: 97.6131
• 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

-29.3% since first listed

12 events — show timeline

• 2026-05-22 Listed $49,500 AcadianaMLS
• 2024-08-23 Sold (Public Records) $45,000 Public Records
• 2024-08-23 Sold (MLS) $45,000 AcadianaMLS
• 2024-07-26 Pending — AcadianaMLS
• 2024-07-26 Relisted — AcadianaMLS
• 2024-07-05 Relisted — AcadianaMLS
• 2024-06-30 Pending — AcadianaMLS
• 2024-06-18 Price Changed $50,000 AcadianaMLS
• 2024-04-15 Price Changed $63,000 AcadianaMLS
• 2024-02-27 Relisted — AcadianaMLS
• 2024-01-30 Pending — AcadianaMLS
• 2024-01-23 Listed $70,000 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $144 · -0.3% YoY. Source: county tax records.