300 Boudreaux St · Eunice, LA 70535

$84,500

3 bd · 2.0 ba · 1,585 sqft · SingleFamily · 154 Days on market

10,018 sqft lot $53/sqft · 23% below area Est $110k · 23% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom, 2 bath home located on corner lot with mature trees. Features include an dining room, kitchen, generous living area, split floor plan and a 2 car carport. Tenant occupied -Appointment required.

Key facts

• Generous living area
• Kitchen
• Split floor plan

Tags

• CORNER LOT
• MATURE TREES
• DINING ROOM
• KITCHEN
• GENEROUS LIVING AREA
• SPLIT FLOOR PLAN

🏷️ Possibly a rental listed for sale. The $84,500 price doesn't fit this home's estimated sale value (~$110,424) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (21.9% below list).
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $66k (21.9% below list) — sets the bar for cash-flow.
• Cap rate 10.9% vs local median 4.2% in Eunice — 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 69/100 on livability (#69 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: Highland Early Learning Center (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 139 students, 71% FRL); Eunice Junior High School (math 28% / reading 44%, grade F, #84 of 218 statewide, top 41%, 344 students, 74% FRL); Eunice High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 650 students, 58% FRL).
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $584 of loan paydown is wiped out by about $3k 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 154 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,029 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $110,424
• List price: $84,500
• Delta: -23.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 E Ardoin St	0.19mi	4/2.0 (+1)	1,484 (-6%)	2mo	$70,000	$47	74
530 W Gum Ave	0.40mi	3/2.0	1,500 (-5%)	5mo	$40,000	$27	68
650 Juanita St	0.68mi	3/2.0	1,485 (-6%)	10mo	$125,000	$84	49
500 S 5th St	0.42mi	2/2.0 (-1)	1,390 (-12%)	9mo	$162,500	$117	47
800 Park Ave	0.69mi	3/2.0	1,742 (+10%)	9mo	$180,000	$103	44
311 S 9th St	0.69mi	4/3.0 (+1)	1,800 (+14%)	24mo	$52,900	$29	16

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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-20,121
• Equity at exit: $12,599

10-year hold

• IRR: -19.8%
• Equity multiple: -0.06×
• Total profit: $-25,158
• Equity at exit: $7,306

Cash invested: $23,660 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 106
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-105

Break-even live

Break-even rent $1,182

Max offer price $66,029

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-81	+0% $-105	+5% $-128	+10% $-152
Rent	-10% $-188	-5% $-146	+0% $-105	+5% $-63	+10% $-22
Rate	-1.0pp $-62	-0.5pp $-83	base $-105	+0.5pp $-126	+1.0pp $-149

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 June St Eunice, LA	2.0	1.0	1058	$1,050	$0.99	45d	1	1.18mi

Listing history 19 events

1. 2026-06-22
   days on market $84,500 Active 154 DOM
2. 2026-06-21
   days on market $84,500 Active 153 DOM
3. 2026-06-21
   days on market $84,500 Active 152 DOM
4. 2026-06-18
   days on market $84,500 Active 150 DOM
5. 2026-06-17
   days on market $84,500 Active 149 DOM
6. 2026-06-16
   days on market $84,500 Active 148 DOM
7. 2026-06-15
   days on market $84,500 Active 147 DOM
8. 2026-06-13
   days on market $84,500 Active 145 DOM
9. 2026-06-12
   days on market $84,500 Active 144 DOM
10. 2026-06-09
    days on market $84,500 Active 141 DOM
11. 2026-06-08
    days on market $84,500 Active 140 DOM
12. 2026-06-07
    days on market $84,500 Active 139 DOM
13. 2026-06-07
    days on market $84,500 Active 138 DOM
14. 2026-06-04
    days on market $84,500 Active 135 DOM
15. 2026-06-02
    days on market $84,500 Active 134 DOM
16. 2026-06-01
    days on market $84,500 Active 133 DOM
17. 2026-05-31
    days on market $84,500 Active 132 DOM
18. 2026-05-31
    days on market $84,500 Active 131 DOM
19. 2026-01-19
    listed $84,500 Active 220-char remark

    Show marketing remark (220 chars)

    Well maintained 3 bedroom, 2 bath home located on corner lot with mature trees. Features include an dining room, kitchen, generous living area, split floor plan and a 2 car carport. Tenant occupied -Appointment required.

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $465 · $39/mo
• Expected delta: +$115/yr (+$10/mo · 32.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥114°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: $12,600
• − Mortgage interest: −$4,733
• − Property taxes: −$350
• − Insurance: −$5,541
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,458
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $-655/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 — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -53.63%
• Current HPI: 112.8329
• 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

1 event — show timeline

• 2026-01-19 Listed $84,500 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $350 · +0.0% YoY. Source: county tax records.