2832 Dubose Rd · Kaplan, LA 70578

$126,000

4 bd · 2.5 ba · 2,368 sqft · SingleFamily public records · 21 Days on market

1.53 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this large modular style home on a secluded lot in the country. The home features an open living/dining/kitchen area with a bonus room, and lots of windows providing plenty of natural lighting. Schedule your showing today. HUD OWNED PROPERTY CASE # 221-526885. SOLD AS IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Some photos have been AI staged for illustration purposes only. Furnishings not provided as part of sale.

Key facts

• 1.53 acre lot
• 2 parking spots
• Listed 21 days

Property features AI

Exterior

• Parking: 2 covered parking spaces in a carport; 2 total parking spaces
• Utilities: Septic tank; Electric service: SLEMCO
• Home design: Single-family residence
• Construction: HardiPlank exterior
• Exterior features: HardiPlank siding; Front porch; Storage shed(s)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.4% in Kaplan — 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 (#192 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: crime D, 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: 95 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 $871 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $124,110 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $288,896
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17129 Alice Rd	0.50mi	3/2.0 (-1)	2,050 (-13%)	2mo	$250,000	$122	46

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $11,790
• Equity at exit: $18,787

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $51,793
• Equity at exit: $10,894

Cash invested: $35,280 (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 70578

• Active inventory: 95
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $505

Break-even live

Break-even rent $1,089

Max offer price $126,000

Occupancy floor 66%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $126,000 Active 21 DOM
2. 2026-06-17
   days on market $126,000 Active 20 DOM
3. 2026-06-16
   days on market $126,000 Active 19 DOM
4. 2026-06-15
   days on market $126,000 Active 18 DOM
5. 2026-06-14
   days on market $126,000 Active 16 DOM
6. 2026-06-13
   days on market $126,000 Active 15 DOM
7. 2026-06-10
   days on market $126,000 Active 13 DOM
8. 2026-06-09
   days on market $126,000 Active 12 DOM
9. 2026-06-08
   days on market $126,000 Active 11 DOM
10. 2026-06-07
    days on market $126,000 Active 10 DOM
11. 2026-06-03
    days on market $126,000 Active 6 DOM
12. 2026-06-02
    days on market $126,000 Active 5 DOM
13. 2026-06-01
    days on market $126,000 Active 4 DOM
14. 2026-05-31
    days on market $126,000 Active 3 DOM
15. 2026-05-30
    days on market $126,000 Active 2 DOM
16. 2026-05-28
    listed $126,000 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $20,741
• − Mortgage interest: −$7,058
• − Property taxes: −$1,762
• − Insurance: −$630
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$3,665
• Taxable income: $4,307
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $5,031/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 — Kaplan

• Score: 63/100
• State rank: #192
• US rank: #15267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,279

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

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: ▼ -77.19%
• Current HPI: 118.9619
• 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

• 2026-05-28 Listed $126,000 AcadianaMLS

Property tax history

+26.1%/yr

Latest (2025): $1,762 · -0.1% YoY. Source: county tax records.