212 S Jefferson St · Abbeville, LA 70510

$160,000

5 bd · 2.0 ba · 2,688 sqft · SingleFamily · 194 Days on market

0.55 ac lot $60/sqft · 16% below area Est $190k · 16% under ↓ 9% 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 +22.2/30.0
• ARV discount +14.7/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• 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

A true piece of history in the downtown area of Abbeville is ready for a new century of ownership! Owned by the current family since 1919, this home has been cared for and houses decades of memories within its walls. Looking for a double lot (over 1/2 acre) with plenty of entertaining or flex spaces with an abundance of bedrooms, this 5 bedroom/2 bath home checks those boxes for you! Upon walking up to the home you will notice the screened in patio area for enjoying morning coffee or afternoon reading. Venture into the home and envision your holiday celebrations in this large living space with tall ceilings. Bedrooms are all spacious with decent closet space. At the rear of the home are two full kitchens with gas range/gas hookups and eat-in areas. From front to back this home offers a time capsule of blank space, antique fixtures and solid wood details. You can move in and change things over time or keep it as it sits for a perfectly lovely living space. Schedule a showing today!

Key facts

• Double lot
• Solid wood details
• Gas range

Tags

• DOUBLE LOT
• SCREENED IN PATIO
• TWO FULL KITCHENS
• GAS RANGE
• SOLID WOOD DETAILS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.6% in Abbeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $5k 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 194 days — a 12% lower offer ($141k) 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.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.02% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (median comp): $190,408
• List price: $160,000
• Delta: -15.97%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Lake St	0.50mi	4/4.0 (-1)	3,043 (+13%)	8mo	$218,000	$72	35

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,376
• Equity at exit: $23,857

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $13,083
• Equity at exit: $13,834

Cash invested: $44,800 (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 70510

• Active inventory: 180
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $260

Break-even live

Break-even rent $1,300

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $160,000 Active 194 DOM
2. 2026-05-30
   days on market $160,000 Active 193 DOM
3. 2025-11-18
   listed $160,000 Active 1001-char remark

   Show marketing remark (1001 chars)

   A true piece of history in the downtown area of Abbeville is ready for a new century of ownership! Owned by the current family since 1919, this home has been cared for and houses decades of memories within its walls. Looking for a double lot (over 1/2 acre) with plenty of entertaining or flex spaces with an abundance of bedrooms, this 5 bedroom/2 bath home checks those boxes for you! Upon walking up to the home you will notice the screened in patio area for enjoying morning coffee or afternoon reading. Venture into the home and envision your holiday celebrations in this large living space with tall ceilings. Bedrooms are all spacious with decent closet space. At the rear of the home are two full kitchens with gas range/gas hookups and eat-in areas. From front to back this home offers a time capsule of blank space, antique fixtures and solid wood details. You can move in and change things over time or keep it as it sits for a perfectly lovely living space. Schedule a showing today!

4. 2025-07-28
   price $165,000
5. 2025-04-03
   listed $175,000 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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: $19,558
• − Mortgage interest: −$8,962
• − Property taxes: −$1,459
• − Insurance: −$800
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,655
• Taxable income: $552
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,990/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

-8.6% since first listed

3 events — show timeline

• 2025-11-18 Listed $160,000 AcadianaMLS
• 2025-07-28 Price Changed $165,000 AcadianaMLS
• 2025-04-03 Listed $175,000 AcadianaMLS

Property tax history

+3.8%/yr

Latest (2025): $1,459 · -0.3% YoY. Source: county tax records.