906 W Landry St · Opelousas, LA 70570

$44,999

4 bd · 2.0 ba · 5,189 sqft · MultiFamily · 18 Days on market

0.37 ac lot $9/sqft · 88% below area ↓ 47% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Located near an auto dealership with excellent street exposure. Sold as-is. Investors welcome!!

Key facts

• 0.37 acre lot
• Parking
• Listed 18 days

Tags

• HIGH-TRAFFIC LOCATION
• RESIDENTIAL OR COMMERCIAL USE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $45k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.4% vs local median 4.0% in Opelousas — 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 63/100 on livability (#187 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.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Opelousas Middle School (math 5% / reading 16%, grade F, #197 of 218 statewide, top 91%, 246 students, 92% FRL); Opelousas Junior High School (math 4% / reading 12%, grade F, #205 of 218 statewide, top 94%, 456 students, 84% FRL); Opelousas Senior High School (math 11% / reading 18%, grade F, #224 of 265 statewide, top 86%, 840 students, 77% FRL).
• Zoned-school proficiency averages 11% at this address vs 26% district-wide (-16 pts) — the specific schools serving this property underperform the St. Landry Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 313 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,324 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.14% ✓
• Cap rate: 27.42%
• Cash-on-cash: 75.46%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $362,207
• List price: $44,999
• Delta: -87.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 75.4%
• Equity multiple: 4.43×
• Total profit: $43,201
• Equity at exit: $6,709

10-year hold

• IRR: 79.1%
• Equity multiple: 9.15×
• Total profit: $102,718
• Equity at exit: $3,891

Cash invested: $12,600 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 313
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $792

Break-even live

Break-even rent $410

Max offer price $44,999

Occupancy floor 39%

Sensitivity live

Price	-10% $818	-5% $805	+0% $792	+5% $780	+10% $767
Rent	-10% $681	-5% $736	+0% $792	+5% $848	+10% $904
Rate	-1.0pp $815	-0.5pp $804	base $792	+0.5pp $781	+1.0pp $769

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   remarks 214-char remark
2. 2026-05-04
   status Pending 253-char remark

   Show marketing remark (188 chars)

   Investor Special!! Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Sold as-is.

3. 2026-05-04
   status Pending 188-char remark

   Show marketing remark (188 chars)

   Investor Special!! Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Sold as-is.

4. 2026-04-20
   price $44,999 188-char remark

   Show marketing remark (188 chars)

   Investor Special!! Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Sold as-is.

5. 2026-04-17
   price $44,999 253-char remark

   Show marketing remark (253 chars)

   Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Located near an auto dealership with excellent street exposure. Sold as-is. Investors welcome!!

6. 2026-04-16
   listed $54,999 Active 188-char remark

   Show marketing remark (188 chars)

   Investor Special!! Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Sold as-is.

7. 2026-04-07
   listed $54,999 Active 253-char remark

   Show marketing remark (253 chars)

   Redevelopment opportunity in a high-traffic location. Previously used as a duplex, this property offers flexible potential for residential or commercial use. Located near an auto dealership with excellent street exposure. Sold as-is. Investors welcome!!

8. 2014-05-08
   soldstatus $175,000
9. 2009-08-24
   listed $85,000

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,961
• − Mortgage interest: −$2,521
• − Property taxes: −$834
• − Insurance: −$225
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$1,309
• Taxable income: $9,358
• Est. tax owed @ 24.0%: −$2,246
• After-tax cash flow: $7,262/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

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: Opelousas, LA
• Population (ZIP): 37,188

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.38%
• Current HPI: 98.4256
• 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

-47.1% since first listed

8 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-05-04 Pending — AcadianaMLS
• 2026-04-20 Price Changed $44,999 AcadianaMLS
• 2026-04-17 Price Changed $44,999 AcadianaMLS
• 2026-04-16 Listed $54,999 AcadianaMLS
• 2026-04-07 Listed $54,999 AcadianaMLS
• 2014-05-08 Sold (Public Records) $175,000 Public Records
• 2009-08-24 Listed $85,000 AcadianaMLS

Property tax history

+3.9%/yr

Latest (2025): $834 · +0.0% YoY. Source: county tax records.