903 S Shireview Cir · Abbeville, LA 70510

$145,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily · 545 Days on market

0.30 ac lot $109/sqft · 5% below area Est $153k · 5% under ↓ 22% 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 +25.7/30.0
• ARV discount +9.9/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one has ALL THE THINGS!!! With 3 bedrooms, and 2 baths, this home has a large living room, open kitchen/dining area, and a massive utility room... but the REAL deal is the outside! There's a large RV/boat covered area, a MASSIVE covered patio, a 12' x 12 shed, a PARTY ROOM (24' x 30') with a patio, outdoor fireplace & rollup door, and a WORKSHOP (16' x 24') with a rollup door! There's plenty of room for projects or storage and lots of space for guests!**This property may qualify for 100% financing with the RD (Rural Development) Loan Program**Come and get it!

Key facts

• Outdoor fireplace
• Party room
• Workshop

Tags

• LARGE RV BOAT COVERED AREA
• MASSIVE COVERED PATIO
• PARTY ROOM
• OUTDOOR FIREPLACE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-79 ($-953/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: 180 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 545 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $127,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 545 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $153,182
• List price: $145,000
• Delta: -5.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Celeste St	0.68mi	2/2.0 (-1)	1,323 (-0%)	3mo	$160,000	$121	61
2024 Evelyn St	0.51mi	2/2.0 (-1)	1,282 (-3%)	12mo	$184,500	$144	55
703 Perry Dr	0.43mi	3/2.0	1,468 (+11%)	16mo	$55,125	$38	49
101 Landry Dr	0.68mi	2/1.0 (-1)	1,251 (-6%)	4mo	$79,999	$64	47
800 S Washington St	0.69mi	3/2.0	1,475 (+11%)	5mo	$97,000	$66	45
1509 Sylvester St	0.52mi	3/2.0	1,515 (+14%)	23mo	$124,000	$82	33

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-28,342
• Equity at exit: $21,620

10-year hold

• IRR: -12.6%
• Equity multiple: 0.25×
• Total profit: $-30,330
• Equity at exit: $12,537

Cash invested: $40,600 (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 70510

• Active inventory: 180
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-79

Break-even live

Break-even rent $1,656

Max offer price $130,973

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 545 DOM
2. 2026-06-17
   days on market $145,000 Active 544 DOM
3. 2026-06-16
   days on market $145,000 Active 543 DOM
4. 2026-06-15
   days on market $145,000 Active 542 DOM
5. 2026-06-14
   days on market $145,000 Active 540 DOM
6. 2026-06-13
   days on market $145,000 Active 539 DOM
7. 2026-06-10
   days on market $145,000 Active 537 DOM
8. 2026-06-09
   days on market $145,000 Active 536 DOM
9. 2026-06-08
   days on market $145,000 Active 535 DOM
10. 2026-06-07
    days on market $145,000 Active 534 DOM
11. 2026-06-03
    days on market $145,000 Active 530 DOM
12. 2026-06-02
    days on market $145,000 Active 529 DOM
13. 2026-06-01
    days on market $145,000 Active 528 DOM
14. 2026-05-31
    statusdays on market $145,000 Active 527 DOM
15. 2025-08-15
    price $145,000 577-char remark

    Show marketing remark (577 chars)

    This one has ALL THE THINGS!!! With 3 bedrooms, and 2 baths, this home has a large living room, open kitchen/dining area, and a massive utility room... but the REAL deal is the outside! There's a large RV/boat covered area, a MASSIVE covered patio, a 12' x 12 shed, a PARTY ROOM (24' x 30') with a patio, outdoor fireplace & rollup door, and a WORKSHOP (16' x 24') with a rollup door! There's plenty of room for projects or storage and lots of space for guests!**This property may qualify for 100% financing with the RD (Rural Development) Loan Program**Come and get it!

16. 2025-04-11
    price $148,000 577-char remark

    Show marketing remark (577 chars)

    This one has ALL THE THINGS!!! With 3 bedrooms, and 2 baths, this home has a large living room, open kitchen/dining area, and a massive utility room... but the REAL deal is the outside! There's a large RV/boat covered area, a MASSIVE covered patio, a 12' x 12 shed, a PARTY ROOM (24' x 30') with a patio, outdoor fireplace & rollup door, and a WORKSHOP (16' x 24') with a rollup door! There's plenty of room for projects or storage and lots of space for guests!**This property may qualify for 100% financing with the RD (Rural Development) Loan Program**Come and get it!

17. 2024-12-13
    listed $150,000 Active 577-char remark

    Show marketing remark (577 chars)

    This one has ALL THE THINGS!!! With 3 bedrooms, and 2 baths, this home has a large living room, open kitchen/dining area, and a massive utility room... but the REAL deal is the outside! There's a large RV/boat covered area, a MASSIVE covered patio, a 12' x 12 shed, a PARTY ROOM (24' x 30') with a patio, outdoor fireplace & rollup door, and a WORKSHOP (16' x 24') with a rollup door! There's plenty of room for projects or storage and lots of space for guests!**This property may qualify for 100% financing with the RD (Rural Development) Loan Program**Come and get it!

18. 2024-08-06
    price $159,900
19. 2024-06-18
    price $165,000
20. 2024-05-31
    price $175,000
21. 2024-05-01
    price $179,000
22. 2024-04-01
    listed $185,000 Active

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$63/yr (+$5/mo · 8.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 73% 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: $18,671
• − Mortgage interest: −$8,122
• − Property taxes: −$735
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,218
• Taxable loss: −$3,235
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $-176/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

-21.6% since first listed

8 events — show timeline

• 2025-08-15 Price Changed $145,000 AcadianaMLS
• 2025-04-11 Price Changed $148,000 AcadianaMLS
• 2024-12-13 Listed $150,000 AcadianaMLS
• 2024-08-06 Price Changed $159,900 AcadianaMLS
• 2024-06-18 Price Changed $165,000 AcadianaMLS
• 2024-05-31 Price Changed $175,000 AcadianaMLS
• 2024-05-01 Price Changed $179,000 AcadianaMLS
• 2024-04-01 Listed $185,000 AcadianaMLS

Property tax history

+1.9%/yr

Latest (2025): $735 · -0.2% YoY. Source: county tax records.