910 S Railroad St · Delcambre, LA 70528

$64,475

3 bd · 3.0 ba · 2,154 sqft · SingleFamily · 177 Days on market

Built 1959 0.89 ac lot $30/sqft · 40% below area Est $107k · 40% under ↓ 45% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Delcambre, this property offers a blend of small-town character and everyday convenience. The home features a practical layout with comfortable living spaces designed for easy living and flexibility. Natural light and functional design elements create an inviting atmosphere throughout. The kitchen and living areas provide a solid foundation for daily routines or entertaining, while the bedrooms offer privacy and comfort. Outside, the yard presents opportunities for outdoor enjoyment, gardening, or future enhancements. Conveniently positioned near local amenities, schools, and major routes, this property allows for easy access to surrounding communities while maintaining a relaxed setting. Whether you're looking for a primary residence or an investment opportunity, this Delcambre home offers versatility and potential.

Key facts

• Practical layout
• Natural light
• Outdoor enjoyment

Tags

• PRACTICAL LAYOUT
• COMFORTABLE LIVING SPACES
• NATURAL LIGHT
• FUNCTIONAL DESIGN ELEMENTS
• KITCHEN AND LIVING AREAS
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#200 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: 13 active listings in the ZIP; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $703 of equity ($446 loan paydown + $257 appreciation (0.4% local appreciation)).
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $33k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,738 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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.
8. 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.
9. 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: 1.85% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $106,844
• List price: $64,475
• Delta: -39.66%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Country Dr	0.39mi	3/2.5	1,876 (-13%)	9mo	$53,000	$28	51
111 S Short St	0.62mi	3/1.5	1,840 (-15%)	21mo	$95,000	$52	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.19×
• Total profit: $3,403
• Equity at exit: $20,018

10-year hold

• IRR: 9.1%
• Equity multiple: 2.04×
• Total profit: $18,857
• Equity at exit: $25,124

Cash invested: $18,053 (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 70528

• Home prices YoY: 0.5%
• Active inventory: 13
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $59

Break-even live

Break-even rent $1,116

Max offer price $64,475

Occupancy floor 90%

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: $16,119
• Closing costs: $1,934
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $64,475 Active 177 DOM
2. 2026-06-17
   days on market $64,475 Active 176 DOM
3. 2026-06-16
   days on market $64,475 Active 175 DOM
4. 2026-06-15
   days on market $64,475 Active 174 DOM
5. 2026-06-14
   days on market $64,475 Active 172 DOM
6. 2026-06-13
   days on market $64,475 Active 171 DOM
7. 2026-06-10
   days on market $64,475 Active 169 DOM
8. 2026-06-09
   days on market $64,475 Active 168 DOM
9. 2026-06-08
   days on market $64,475 Active 167 DOM
10. 2026-06-07
    days on market $64,475 Active 166 DOM
11. 2026-06-03
    days on market $64,475 Active 162 DOM
12. 2026-06-02
    days on market $64,475 Active 161 DOM
13. 2026-06-01
    days on market $64,475 Active 160 DOM
14. 2026-05-31
    days on market $64,475 Active 159 DOM
15. 2026-05-30
    pricedays on market $64,475 Active 158 DOM
16. 2026-04-27
    price $71,630 852-char remark

    Show marketing remark (852 chars)

    Located in the heart of Delcambre, this property offers a blend of small-town character and everyday convenience. The home features a practical layout with comfortable living spaces designed for easy living and flexibility. Natural light and functional design elements create an inviting atmosphere throughout. The kitchen and living areas provide a solid foundation for daily routines or entertaining, while the bedrooms offer privacy and comfort. Outside, the yard presents opportunities for outdoor enjoyment, gardening, or future enhancements. Conveniently positioned near local amenities, schools, and major routes, this property allows for easy access to surrounding communities while maintaining a relaxed setting. Whether you're looking for a primary residence or an investment opportunity, this Delcambre home offers versatility and potential.

17. 2026-03-24
    price $75,400 852-char remark

    Show marketing remark (852 chars)

    Located in the heart of Delcambre, this property offers a blend of small-town character and everyday convenience. The home features a practical layout with comfortable living spaces designed for easy living and flexibility. Natural light and functional design elements create an inviting atmosphere throughout. The kitchen and living areas provide a solid foundation for daily routines or entertaining, while the bedrooms offer privacy and comfort. Outside, the yard presents opportunities for outdoor enjoyment, gardening, or future enhancements. Conveniently positioned near local amenities, schools, and major routes, this property allows for easy access to surrounding communities while maintaining a relaxed setting. Whether you're looking for a primary residence or an investment opportunity, this Delcambre home offers versatility and potential.

18. 2026-02-20
    price $79,400 852-char remark

    Show marketing remark (852 chars)

    Located in the heart of Delcambre, this property offers a blend of small-town character and everyday convenience. The home features a practical layout with comfortable living spaces designed for easy living and flexibility. Natural light and functional design elements create an inviting atmosphere throughout. The kitchen and living areas provide a solid foundation for daily routines or entertaining, while the bedrooms offer privacy and comfort. Outside, the yard presents opportunities for outdoor enjoyment, gardening, or future enhancements. Conveniently positioned near local amenities, schools, and major routes, this property allows for easy access to surrounding communities while maintaining a relaxed setting. Whether you're looking for a primary residence or an investment opportunity, this Delcambre home offers versatility and potential.

19. 2026-01-20
    price $87,700 852-char remark

    Show marketing remark (852 chars)

    Located in the heart of Delcambre, this property offers a blend of small-town character and everyday convenience. The home features a practical layout with comfortable living spaces designed for easy living and flexibility. Natural light and functional design elements create an inviting atmosphere throughout. The kitchen and living areas provide a solid foundation for daily routines or entertaining, while the bedrooms offer privacy and comfort. Outside, the yard presents opportunities for outdoor enjoyment, gardening, or future enhancements. Conveniently positioned near local amenities, schools, and major routes, this property allows for easy access to surrounding communities while maintaining a relaxed setting. Whether you're looking for a primary residence or an investment opportunity, this Delcambre home offers versatility and potential.

20. 2025-12-23
    listed $97,400 Active 852-char remark

    Show marketing remark (852 chars)

    Located in the heart of Delcambre, this property offers a blend of small-town character and everyday convenience. The home features a practical layout with comfortable living spaces designed for easy living and flexibility. Natural light and functional design elements create an inviting atmosphere throughout. The kitchen and living areas provide a solid foundation for daily routines or entertaining, while the bedrooms offer privacy and comfort. Outside, the yard presents opportunities for outdoor enjoyment, gardening, or future enhancements. Conveniently positioned near local amenities, schools, and major routes, this property allows for easy access to surrounding communities while maintaining a relaxed setting. Whether you're looking for a primary residence or an investment opportunity, this Delcambre home offers versatility and potential.

21. 2019-05-22
    soldstatus $126,000
22. 2019-05-21
    soldstatus $126,000 528-char remark

    Show marketing remark (528 chars)

    Welcome to Delcambre! Priced to sell at nearly $20,000 below recent appraisal is this well built older home on large country lot (.89 acre)! With a little paint and updating here and there, this home has the potential to be THE ONE! Fantastic location just on the outskirts of town, There is a plenty of room to roam inside and out. Have kids? Ballpark is across the street making practice and game nights EASY! Delcambre's locally famous Farmer's Market is literally a cast net away! Step into instant equity----step into HOME!

23. 2019-02-07
    listed $130,000 528-char remark

    Show marketing remark (528 chars)

    Welcome to Delcambre! Priced to sell at nearly $20,000 below recent appraisal is this well built older home on large country lot (.89 acre)! With a little paint and updating here and there, this home has the potential to be THE ONE! Fantastic location just on the outskirts of town, There is a plenty of room to roam inside and out. Have kids? Ballpark is across the street making practice and game nights EASY! Delcambre's locally famous Farmer's Market is literally a cast net away! Step into instant equity----step into 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,289
• − Mortgage interest: −$3,612
• − Property taxes: −$1,077
• − Insurance: −$5,441
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,876
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $714/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 — Delcambre

• Score: 63/100
• State rank: #200
• US rank: #15612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delcambre, LA
• Population (ZIP): 2,692

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 18%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 10% Spanish 3%

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: ▲ 0.40%
• Current HPI: 80.912
• 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

-44.9% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $71,630 AcadianaMLS
• 2026-03-24 Price Changed $75,400 AcadianaMLS
• 2026-02-20 Price Changed $79,400 AcadianaMLS
• 2026-01-20 Price Changed $87,700 AcadianaMLS
• 2025-12-23 Listed $97,400 AcadianaMLS
• 2019-05-22 Sold (Public Records) $126,000 Public Records
• 2019-05-21 Sold (MLS) $126,000 AcadianaMLS
• 2019-02-07 Listed $130,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $1,077 · -0.1% YoY. Source: county tax records.