410 NE Railroad Ave · Ville Platte, LA 70586

$32,500

2 bd · 1.0 ba · 810 sqft · Manufactured · 74 Days on market

4,356 sqft lot $40/sqft · 99% above area

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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 +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home in Ville Platte offering great potential for investors or buyers seeking an affordable opportunity. This property features accessibility enhancements designed for added convenience and ease of use. With a functional layout and plenty of potential to update or customize, it's a great option as a rental investment, starter home, or for those looking to downsize. Don't miss this opportunity to make it your own!

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $32k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 8.0% in Ville Platte — 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 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $6k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $30,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 2.62% ✓
• Cap rate: 23.99%
• Cash-on-cash: 63.19%
• DSCR: 3.81
• GRM: 3.2

CMA / ARV

• ARV (median comp): $16,351
• List price: $32,500
• Delta: 98.77%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 62.2%
• Equity multiple: 3.77×
• Total profit: $25,248
• Equity at exit: $4,846

10-year hold

• IRR: 66.7%
• Equity multiple: 7.73×
• Total profit: $61,260
• Equity at exit: $2,810

Cash invested: $9,100 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $479

Break-even live

Break-even rent $245

Max offer price $32,500

Occupancy floor 39%

Sensitivity live

Price	-10% $498	-5% $488	+0% $479	+5% $470	+10% $461
Rent	-10% $412	-5% $446	+0% $479	+5% $513	+10% $546
Rate	-1.0pp $496	-0.5pp $487	base $479	+0.5pp $471	+1.0pp $462

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $32,500 Active 74 DOM
2. 2026-06-18
   days on market $32,500 Active 72 DOM
3. 2026-06-17
   days on market $32,500 Active 71 DOM
4. 2026-06-16
   days on market $32,500 Active 70 DOM
5. 2026-06-15
   days on market $32,500 Active 69 DOM
6. 2026-06-13
   days on market $32,500 Active 67 DOM
7. 2026-06-12
   days on market $32,500 Active 66 DOM
8. 2026-06-09
   days on market $32,500 Active 63 DOM
9. 2026-06-08
   days on market $32,500 Active 62 DOM
10. 2026-06-07
    days on market $32,500 Active 61 DOM
11. 2026-06-07
    days on market $32,500 Active 60 DOM
12. 2026-06-04
    days on market $32,500 Active 57 DOM
13. 2026-06-03
    price $32,500 Active 56 DOM
14. 2026-06-02
    days on market $34,500 Active 56 DOM
15. 2026-06-01
    days on market $34,500 Active 55 DOM
16. 2026-05-31
    days on market $34,500 Active 54 DOM
17. 2026-05-31
    days on market $34,500 Active 53 DOM
18. 2026-05-06
    price $34,500 443-char remark

    Show marketing remark (443 chars)

    Charming 2-bedroom, 1-bath home in Ville Platte offering great potential for investors or buyers seeking an affordable opportunity. This property features accessibility enhancements designed for added convenience and ease of use. With a functional layout and plenty of potential to update or customize, it's a great option as a rental investment, starter home, or for those looking to downsize. Don't miss this opportunity to make it your own!

19. 2026-04-07
    listed $38,000 Active 443-char remark

    Show marketing remark (443 chars)

    Charming 2-bedroom, 1-bath home in Ville Platte offering great potential for investors or buyers seeking an affordable opportunity. This property features accessibility enhancements designed for added convenience and ease of use. With a functional layout and plenty of potential to update or customize, it's a great option as a rental investment, starter home, or for those looking to downsize. Don't miss this opportunity to make it your own!

20. 2019-01-02
    listed $180,000
21. 2014-07-07
    soldstatus $163,000

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $179 · $15/mo
• Expected delta: +$63/yr (+$5/mo · 53.8%)

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

Taxation est. · year 1

• Rental income: $10,221
• − Mortgage interest: −$1,821
• − Property taxes: −$116
• − Insurance: −$162
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$945
• Taxable income: $5,541
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $4,421/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ville Platte, LA
• Population (ZIP): 18,939

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.91%
• Current HPI: 113.4032
• 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

-78.8% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $34,500 AcadianaMLS
• 2026-04-07 Listed $38,000 AcadianaMLS
• 2019-01-02 Listed $180,000 AcadianaMLS
• 2014-07-07 Sold (Public Records) $163,000 Public Records

Property tax history

-17.9%/yr

Latest (2025): $116 · -42.2% YoY. Source: county tax records.