205 Gauraud St · Abbeville, LA 70510

$105,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily · 63 Days on market

$66/sqft · 18% below area Est $128k · 18% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• 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

*Lender credit available up to $2,000 with preferred lender.*Adorable cottage-style home in Abbeville offering charm, space, and value! This move-in ready property features 3 bedrooms, 2 bathrooms, and a spacious 1,592 square feet of comfortable living space.Step inside to find fresh updates including brand-new flooring, creating a modern and inviting feel throughout. The kitchen offers a cozy breakfast bar--perfect for casual dining, morning coffee, or entertaining guests.Enjoy outdoor living with a covered patio, ideal for relaxing or hosting gatherings year-round. Built with solid, quality bones, this home provides peace of mind along with the opportunity to make it your own.Whether you're a first-time homebuyer or an investor looking to expand your portfolio, this property is a fantastic opportunity with strong potential for return on investment. Priced to sell, this one won't last long!

Key facts

• Cozy breakfast bar
• Covered patio
• Cottage-style home

Tags

• COTTAGE-STYLE HOME
• FRESH UPDATES
• COZY BREAKFAST BAR
• COVERED PATIO
• SOLID QUALITY BONES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 2 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 $726 of loan paydown is wiped out by about $3k 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 63 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $64k; list at $105k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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. 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: 1.06% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (median comp): $128,024
• List price: $105,000
• Delta: -17.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Loraine St	0.15mi	3/2.0	1,601 (+1%)	0mo	$62,000	$39	92
1016 Grace St	0.43mi	3/2.0	1,564 (-2%)	3mo	$139,000	$89	74
808 Loraine St	0.14mi	3/1.0	1,388 (-13%)	1mo	$33,500	$24	67
809 Morgan St	0.16mi	2/1.0 (-1)	1,410 (-11%)	11mo	$109,000	$77	55
2008 W Summers Dr	0.66mi	3/2.0	1,696 (+6%)	10mo	$112,000	$66	50
700 W St. Mary St	0.41mi	2/1.0 (-1)	1,354 (-15%)	15mo	$127,500	$94	35
311 Second 2nd St	0.69mi	3/2.0	1,824 (+15%)	11mo	$154,000	$84	34

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,261
• Equity at exit: $15,656

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $14,806
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $216

Break-even live

Break-even rent $837

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	43d	1	0.99mi
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	1.29mi

Listing history 36 events

1. 2026-06-18
   days on market $105,000 Active 63 DOM
2. 2026-06-17
   days on market $105,000 Active 62 DOM
3. 2026-06-16
   days on market $105,000 Active 61 DOM
4. 2026-06-15
   days on market $105,000 Active 60 DOM
5. 2026-06-14
   days on market $105,000 Active 58 DOM
6. 2026-06-13
   days on market $105,000 Active 57 DOM
7. 2026-06-10
   days on market $105,000 Active 55 DOM
8. 2026-06-09
   days on market $105,000 Active 54 DOM
9. 2026-06-08
   days on market $105,000 Active 53 DOM
10. 2026-06-07
    days on market $105,000 Active 52 DOM
11. 2026-06-03
    days on market $105,000 Active 48 DOM
12. 2026-06-02
    days on market $105,000 Active 47 DOM
13. 2026-06-01
    days on market $105,000 Active 46 DOM
14. 2026-05-31
    days on market $105,000 Active 45 DOM
15. 2026-05-30
    days on market $105,000 Active 44 DOM
16. 2026-05-14
    status Pending 904-char remark

    Show marketing remark (904 chars)

    *Lender credit available up to $2,000 with preferred lender.*Adorable cottage-style home in Abbeville offering charm, space, and value! This move-in ready property features 3 bedrooms, 2 bathrooms, and a spacious 1,592 square feet of comfortable living space.Step inside to find fresh updates including brand-new flooring, creating a modern and inviting feel throughout. The kitchen offers a cozy breakfast bar--perfect for casual dining, morning coffee, or entertaining guests.Enjoy outdoor living with a covered patio, ideal for relaxing or hosting gatherings year-round. Built with solid, quality bones, this home provides peace of mind along with the opportunity to make it your own.Whether you're a first-time homebuyer or an investor looking to expand your portfolio, this property is a fantastic opportunity with strong potential for return on investment. Priced to sell, this one won't last long!

17. 2026-04-10
    listed $105,000 Active 904-char remark

    Show marketing remark (904 chars)

    *Lender credit available up to $2,000 with preferred lender.*Adorable cottage-style home in Abbeville offering charm, space, and value! This move-in ready property features 3 bedrooms, 2 bathrooms, and a spacious 1,592 square feet of comfortable living space.Step inside to find fresh updates including brand-new flooring, creating a modern and inviting feel throughout. The kitchen offers a cozy breakfast bar--perfect for casual dining, morning coffee, or entertaining guests.Enjoy outdoor living with a covered patio, ideal for relaxing or hosting gatherings year-round. Built with solid, quality bones, this home provides peace of mind along with the opportunity to make it your own.Whether you're a first-time homebuyer or an investor looking to expand your portfolio, this property is a fantastic opportunity with strong potential for return on investment. Priced to sell, this one won't last long!

18. 2025-06-30
    price $115,000
19. 2025-06-24
    status Active
20. 2025-06-09
    status Pending
21. 2025-04-15
    price $120,000
22. 2025-03-18
    status Active
23. 2025-03-18
    price $125,000
24. 2025-02-28
    status Pending
25. 2024-12-28
    status Active
26. 2024-12-05
    status Pending
27. 2024-11-27
    price $130,000
28. 2024-10-25
    listed $138,000 Active
29. 2022-08-09
    soldstatus $64,000 Sold
30. 2022-07-26
    status Pending
31. 2022-07-18
    listed $63,000 Active
32. 2013-07-25
    listed $90,000
33. 2011-07-28
    soldstatus
34. 2005-05-25
    soldstatus $69,500
35. 2005-04-28
    listed $69,500
36. 1989-06-01
    soldstatus

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $13,327
• − Mortgage interest: −$5,882
• − Property taxes: −$801
• − Insurance: −$525
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,055
• Taxable income: $933
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,372/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

+51.1% since first listed

21 events — show timeline

• 2026-05-14 Pending — AcadianaMLS
• 2026-04-10 Listed $105,000 AcadianaMLS
• 2025-06-30 Price Changed $115,000 AcadianaMLS
• 2025-06-24 Relisted — AcadianaMLS
• 2025-06-09 Pending — AcadianaMLS
• 2025-04-15 Price Changed $120,000 AcadianaMLS
• 2025-03-18 Relisted — AcadianaMLS
• 2025-03-18 Price Changed $125,000 AcadianaMLS
• 2025-02-28 Pending — AcadianaMLS
• 2024-12-28 Relisted — AcadianaMLS
• 2024-12-05 Pending — AcadianaMLS
• 2024-11-27 Price Changed $130,000 AcadianaMLS
• 2024-10-25 Listed $138,000 AcadianaMLS
• 2022-08-09 Sold (MLS) $64,000 AcadianaMLS
• 2022-07-26 Pending — AcadianaMLS
• 2022-07-18 Listed $63,000 AcadianaMLS
• 2013-07-25 Listed $90,000 AcadianaMLS
• 2011-07-28 Sold (Public Records) — Public Records
• 2005-05-25 Sold (MLS) $69,500 AcadianaMLS
• 2005-04-28 Listed $69,500 AcadianaMLS
• 1989-06-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $801 · -0.2% YoY. Source: county tax records.