801 Godchaux St · Abbeville, LA 70510

$83,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 118 Days on market

0.25 ac lot $64/sqft · 30% below area Est $118k · 30% under ↓ 2% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.25 acre lot
• Parking
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $57 ($685/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 $70k (16.3% below list).
• Recommended offer: $70k (16.3% below list) — sets the bar for 1% rule.

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; 1 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 $574 of loan paydown is wiped out by about $2k 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 118 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,500 (16.3% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $117,932
• List price: $83,000
• Delta: -29.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Holmes Dr	0.46mi	2/2.0 (-1)	1,342 (+3%)	3mo	$55,500	$41	61
1719 Maude Ave	0.59mi	3/1.0	1,250 (-4%)	6mo	$5,000	$4	61
316 Alley St	0.60mi	2/1.0 (-1)	1,329 (+2%)	4mo	$86,900	$65	60
704 S St Charles St	0.48mi	3/1.5	1,398 (+8%)	6mo	$126,900	$91	58
105 Donald Frederick Blvd	0.34mi	3/2.0	1,478 (+14%)	8mo	$142,500	$96	51
413 E Martin Luther King, Jr. Dr	0.44mi	3/1.0	1,161 (-11%)	13mo	$30,000	$26	50
108 Maude Ave	0.42mi	2/2.0 (-1)	1,200 (-8%)	14mo	$41,595	$35	47
700 S State Street St	0.53mi	3/1.0	1,115 (-14%)	12mo	$76,000	$68	42
800 S Washington St	0.71mi	3/2.0	1,475 (+14%)	5mo	$97,000	$66	36
513 N East St	0.63mi	3/2.0	1,479 (+14%)	10mo	$144,990	$98	35
604 Dean St	0.72mi	2/1.0 (-1)	1,170 (-10%)	15mo	$88,900	$76	32
312 Putnam Ave	0.66mi	3/2.0	1,119 (-14%)	18mo	$32,000	$29	27

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-9,853
• Equity at exit: $12,376

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-4,060
• Equity at exit: $7,176

Cash invested: $23,240 (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: 10.0×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $57

Break-even live

Break-even rent $623

Max offer price $83,000

Occupancy floor 87%

Sensitivity live

Price	-10% $104	-5% $81	+0% $57	+5% $34	+10% $10
Rent	-10% $2	-5% $30	+0% $57	+5% $85	+10% $112
Rate	-1.0pp $99	-0.5pp $78	base $57	+0.5pp $36	+1.0pp $14

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	44d	1	0.82mi

Listing history 18 events

1. 2026-06-18
   days on market $83,000 Active 118 DOM
2. 2026-06-17
   days on market $83,000 Active 117 DOM
3. 2026-06-16
   days on market $83,000 Active 116 DOM
4. 2026-06-15
   days on market $83,000 Active 115 DOM
5. 2026-06-14
   days on market $83,000 Active 113 DOM
6. 2026-06-13
   days on market $83,000 Active 112 DOM
7. 2026-06-10
   days on market $83,000 Active 110 DOM
8. 2026-06-09
   days on market $83,000 Active 109 DOM
9. 2026-06-08
   days on market $83,000 Active 108 DOM
10. 2026-06-07
    days on market $83,000 Active 107 DOM
11. 2026-06-03
    days on market $83,000 Active 103 DOM
12. 2026-06-02
    days on market $83,000 Active 102 DOM
13. 2026-06-01
    days on market $83,000 Active 101 DOM
14. 2026-05-31
    days on market $83,000 Active 100 DOM
15. 2026-05-30
    days on market $83,000 Active 99 DOM
16. 2026-04-28
    price $83,000
17. 2026-03-09
    price $84,000
18. 2026-02-20
    listed $85,000 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: $265 · $22/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$191/yr (+$16/mo · 72.0%)

ⓘ 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) · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $8,340
• − Mortgage interest: −$4,649
• − Property taxes: −$265
• − Insurance: −$415
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$2,415
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $862/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

-2.4% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $83,000 AcadianaMLS
• 2026-03-09 Price Changed $84,000 AcadianaMLS
• 2026-02-20 Listed $85,000 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $265 · -0.3% YoY. Source: county tax records.