191 Rainbow Dr · Opelousas, LA 70570

$135,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 35 Days on market

0.29 ac lot $90/sqft · 14% above area Est $118k · 14% over

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Why this score? — see what drove the D- 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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home with tons of potential. This property features a spacious kitchen, plenty of cabinet storage and a flexible living area. Outside, you will love the large yard and covered carport. A great opportunity to make it your own.

Key facts

• Flexible living area
• Covered carport
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• PLENTY OF CABINET STORAGE
• FLEXIBLE LIVING AREA
• LARGE YARD
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (11.7% below list).
• Recommended offer: $119k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Park Vista Elementary School (math 18% / reading 25%, grade F, #434 of 646 statewide, top 68%, 575 students, 77% 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).
• 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,171 (11.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $118,000
• List price: $135,000
• Delta: 14.41%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Rainbow Dr	0.00mi	3/2.0	1,500 (0%)	0mo	$118,000	$79	100
194 Rainbow Dr	0.03mi	3/2.0	1,584 (+6%)	24mo	$110,992	$70	69
1710 Oakleaf Blvd	0.45mi	3/2.0	1,700 (+13%)	8mo	$235,000	$138	50
1511 George Dr	0.75mi	2/1.0 (-1)	1,286 (-14%)	2mo	$100,000	$78	31

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-13,339
• Equity at exit: $20,129

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-788
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $135

Break-even live

Break-even rent $1,021

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $211	-5% $173	+0% $135	+5% $97	+10% $59
Rent	-10% $41	-5% $88	+0% $135	+5% $182	+10% $229
Rate	-1.0pp $203	-0.5pp $169	base $135	+0.5pp $100	+1.0pp $64

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending 234-char remark

   Show marketing remark (234 chars)

   Charming home with tons of potential. This property features a spacious kitchen, plenty of cabinet storage and a flexible living area. Outside, you will love the large yard and covered carport. A great opportunity to make it your own.

2. 2026-04-21
   status Active 234-char remark

   Show marketing remark (234 chars)

   Charming home with tons of potential. This property features a spacious kitchen, plenty of cabinet storage and a flexible living area. Outside, you will love the large yard and covered carport. A great opportunity to make it your own.

3. 2026-04-07
   status Pending 234-char remark

   Show marketing remark (234 chars)

   Charming home with tons of potential. This property features a spacious kitchen, plenty of cabinet storage and a flexible living area. Outside, you will love the large yard and covered carport. A great opportunity to make it your own.

4. 2026-03-17
   listed $135,000 Active 234-char remark

   Show marketing remark (234 chars)

   Charming home with tons of potential. This property features a spacious kitchen, plenty of cabinet storage and a flexible living area. Outside, you will love the large yard and covered carport. A great opportunity to make it your own.

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$235/yr (+$20/mo · 46.4%)

ⓘ 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 (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $14,301
• − Mortgage interest: −$7,562
• − Property taxes: −$507
• − Insurance: −$675
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,927
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,778/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

• 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

4 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-04-21 Relisted — AcadianaMLS
• 2026-04-07 Pending — AcadianaMLS
• 2026-03-17 Listed $135,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.