1109 N Guidry Ave · Kaplan, LA 70548

$59,500

3 bd · 2.0 ba · 1,736 sqft · SingleFamily · 315 Days on market

Built 1973 0.65 ac lot $34/sqft · 55% below area ↓ 42% since listing

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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
• 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 MLS

Charming Property with Endless Potential! Looking for a home with character and opportunity? This older 3-bedroom, 2-bath home is ready for your visionand creativity! Situated on a spacious lot, this property features a large metal building, previously used as a repair shop, perfect for hobbies, business, orstorage. It also has a cozy 1-bedroom, 1-bath guest house, ideal for guests, extended family, or potential rental income. There are also two storage shedsoffering ample space for tools, equipment, or extra storage needs. Whether you're an investor, DIY enthusiast, or looking for a property with incomepotential, this unique listing is a must-see. With some TLC, it could be transformed into a gem! Schedule your showing today to explore all the possibilities.

Key facts

• Two storage sheds
• Large metal building
• Cozy guest house

Tags

• LARGE METAL BUILDING
• COZY GUEST HOUSE
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 54 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 $411 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.28%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $133,577
• List price: $59,500
• Delta: -55.46%
• 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
504 Bert St	0.12mi	3/2.0	1,696 (-2%)	9mo	$68,500	$40	83
904 N Guidry Ave	0.14mi	3/2.5	1,656 (-5%)	17mo	$131,000	$79	70
407 N Hebert Ave	0.60mi	3/2.0	1,800 (+4%)	4mo	$170,000	$94	63
209 St John St	0.08mi	3/2.0	1,500 (-14%)	13mo	$140,000	$93	63
410 N Lejeune Ave	0.52mi	3/2.5	1,856 (+7%)	14mo	$199,999	$108	50
208 E Second St	0.60mi	4/2.0 (+1)	1,959 (+13%)	24mo	$63,500	$32	26

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: 34.4%
• Equity multiple: 2.45×
• Total profit: $24,209
• Equity at exit: $8,872

10-year hold

• IRR: 41.2%
• Equity multiple: 4.88×
• Total profit: $64,677
• Equity at exit: $5,144

Cash invested: $16,660 (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 70548

• Home prices YoY: -32.8%
• Active inventory: 54
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $531

Break-even live

Break-even rent $490

Max offer price $59,500

Occupancy floor 49%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $59,500 Active 315 DOM
2. 2026-06-17
   days on market $59,500 Active 314 DOM
3. 2026-06-16
   days on market $59,500 Active 313 DOM
4. 2026-06-15
   days on market $59,500 Active 312 DOM
5. 2026-06-14
   days on market $59,500 Active 310 DOM
6. 2026-06-13
   days on market $59,500 Active 309 DOM
7. 2026-06-10
   days on market $59,500 Active 307 DOM
8. 2026-06-09
   days on market $59,500 Active 306 DOM
9. 2026-06-08
   days on market $59,500 Active 305 DOM
10. 2026-06-07
    days on market $59,500 Active 304 DOM
11. 2026-06-03
    days on market $59,500 Active 300 DOM
12. 2026-06-02
    days on market $59,500 Active 299 DOM
13. 2026-06-01
    days on market $59,500 Active 298 DOM
14. 2026-05-31
    days on market $59,500 Active 297 DOM
15. 2026-05-30
    pricedays on market $59,500 Active 296 DOM
16. 2026-02-25
    price $70,000 769-char remark

    Show marketing remark (769 chars)

    Charming Property with Endless Potential! Looking for a home with character and opportunity? This older 3-bedroom, 2-bath home is ready for your visionand creativity! Situated on a spacious lot, this property features a large metal building, previously used as a repair shop, perfect for hobbies, business, orstorage. It also has a cozy 1-bedroom, 1-bath guest house, ideal for guests, extended family, or potential rental income. There are also two storage shedsoffering ample space for tools, equipment, or extra storage needs. Whether you're an investor, DIY enthusiast, or looking for a property with incomepotential, this unique listing is a must-see. With some TLC, it could be transformed into a gem! Schedule your showing today to explore all the possibilities.

17. 2025-08-06
    listed $75,000 Active 769-char remark

    Show marketing remark (769 chars)

    Charming Property with Endless Potential! Looking for a home with character and opportunity? This older 3-bedroom, 2-bath home is ready for your visionand creativity! Situated on a spacious lot, this property features a large metal building, previously used as a repair shop, perfect for hobbies, business, orstorage. It also has a cozy 1-bedroom, 1-bath guest house, ideal for guests, extended family, or potential rental income. There are also two storage shedsoffering ample space for tools, equipment, or extra storage needs. Whether you're an investor, DIY enthusiast, or looking for a property with incomepotential, this unique listing is a must-see. With some TLC, it could be transformed into a gem! Schedule your showing today to explore all the possibilities.

18. 2025-07-19
    status Pending
19. 2025-06-17
    price $85,000
20. 2025-04-10
    price $99,900
21. 2025-02-20
    price $114,900
22. 2025-01-20
    listed $119,900 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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: $13,953
• − Mortgage interest: −$3,333
• − Property taxes: −$604
• − Insurance: −$298
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,731
• Taxable income: $5,755
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $4,996/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

• Census place: Kaplan, LA
• Population (ZIP): 9,077

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 3% Pacific Islander 3%
• Common ancestry: Lithuanian 18% Estonian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · French/Haitian/Cajun 8% Other Indo-European 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: ▼ -51.08%
• Current HPI: 104.662
• 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

-41.6% since first listed

7 events — show timeline

• 2026-02-25 Price Changed $70,000 AcadianaMLS
• 2025-08-06 Listed $75,000 AcadianaMLS
• 2025-07-19 Pending — AcadianaMLS
• 2025-06-17 Price Changed $85,000 AcadianaMLS
• 2025-04-10 Price Changed $99,900 AcadianaMLS
• 2025-02-20 Price Changed $114,900 AcadianaMLS
• 2025-01-20 Listed $119,900 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $604 · -2.5% YoY. Source: county tax records.