307 N Eleazar Ave · Kaplan, LA 70548

$126,400

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 195 Days on market

0.26 ac lot $89/sqft · 19% above area Est $104k · 22% over

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Why this score? — see what drove the D 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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Cajun charm in the heart of Kaplan!This 4 bedroom, 1.5 bathroom brick home offers 1,398 sq ft of character, original hardwood floors, and an adorable mid-century kitchen and bathroom. Built over 50 years ago, it's filled with that warm, familiar feel you can only find in small-town Louisiana.Located within city limits, you're close to schools, shops, and all the conveniences of Kaplan living. Beautiful rose bushes frame the front yard, and a 2-car carport adds plenty of covered parking.Affordable at under $130,000, this sweet home is ready for its next chapter!

Key facts

• Rose bushes
• 2-car carport
• Mid-century bathroom

Tags

• ORIGINAL HARDWOOD FLOORS
• MID-CENTURY KITCHEN
• MID-CENTURY BATHROOM
• ROSE BUSHES
• 2-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $114k (10.1% below list).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $874 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.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $126k implies a 153% gain — meaningful room to come down on a strong offer.

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 $111,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $103,798
• List price: $126,400
• Delta: 21.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 N Foote Ave	0.22mi	3/2.0	1,566 (+10%)	4mo	$142,400	$91	69
112 N Wilson Ave	0.53mi	3/2.0	1,523 (+7%)	1mo	$180,000	$118	61
804 N Louisiana Ave	0.40mi	2/2.0 (-1)	1,264 (-12%)	6mo	$110,000	$87	50
413 W 3rd St	0.69mi	3/1.0	1,376 (-4%)	12mo	$74,000	$54	50
708 N Wilson Ave	0.58mi	2/1.0 (-1)	1,300 (-9%)	6mo	$45,000	$35	46
707 W Veterans Memorial Dr	0.53mi	2/2.0 (-1)	1,600 (+12%)	7mo	$149,900	$94	43

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-12,362
• Equity at exit: $18,847

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-439
• Equity at exit: $10,929

Cash invested: $35,392 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$663
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $128

Break-even live

Break-even rent $974

Max offer price $126,400

Occupancy floor 84%

Sensitivity live

Price	-10% $200	-5% $164	+0% $128	+5% $92	+10% $57
Rent	-10% $38	-5% $83	+0% $128	+5% $173	+10% $218
Rate	-1.0pp $192	-0.5pp $160	base $128	+0.5pp $95	+1.0pp $62

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: $31,600
• Closing costs: $3,792
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $126,400 Active 195 DOM
2. 2026-06-17
   days on market $126,400 Active 194 DOM
3. 2026-06-16
   days on market $126,400 Active 193 DOM
4. 2026-06-15
   days on market $126,400 Active 192 DOM
5. 2026-06-14
   days on market $126,400 Active 190 DOM
6. 2026-06-13
   days on market $126,400 Active 189 DOM
7. 2026-06-10
   days on market $126,400 Active 187 DOM
8. 2026-06-09
   days on market $126,400 Active 186 DOM
9. 2026-06-08
   days on market $126,400 Active 185 DOM
10. 2026-06-07
    days on market $126,400 Active 184 DOM
11. 2026-06-03
    days on market $126,400 Active 180 DOM
12. 2026-06-02
    days on market $126,400 Active 179 DOM
13. 2026-06-01
    days on market $126,400 Active 178 DOM
14. 2026-05-31
    days on market $126,400 Active 177 DOM
15. 2026-05-30
    days on market $126,400 Active 176 DOM
16. 2026-05-01
    price $126,900 572-char remark

    Show marketing remark (572 chars)

    Cozy Cajun charm in the heart of Kaplan!This 4 bedroom, 1.5 bathroom brick home offers 1,398 sq ft of character, original hardwood floors, and an adorable mid-century kitchen and bathroom. Built over 50 years ago, it's filled with that warm, familiar feel you can only find in small-town Louisiana.Located within city limits, you're close to schools, shops, and all the conveniences of Kaplan living. Beautiful rose bushes frame the front yard, and a 2-car carport adds plenty of covered parking.Affordable at under $130,000, this sweet home is ready for its next chapter!

17. 2026-03-30
    price $127,500 572-char remark

    Show marketing remark (572 chars)

    Cozy Cajun charm in the heart of Kaplan!This 4 bedroom, 1.5 bathroom brick home offers 1,398 sq ft of character, original hardwood floors, and an adorable mid-century kitchen and bathroom. Built over 50 years ago, it's filled with that warm, familiar feel you can only find in small-town Louisiana.Located within city limits, you're close to schools, shops, and all the conveniences of Kaplan living. Beautiful rose bushes frame the front yard, and a 2-car carport adds plenty of covered parking.Affordable at under $130,000, this sweet home is ready for its next chapter!

18. 2025-12-05
    listed $130,000 Active 572-char remark

    Show marketing remark (572 chars)

    Cozy Cajun charm in the heart of Kaplan!This 4 bedroom, 1.5 bathroom brick home offers 1,398 sq ft of character, original hardwood floors, and an adorable mid-century kitchen and bathroom. Built over 50 years ago, it's filled with that warm, familiar feel you can only find in small-town Louisiana.Located within city limits, you're close to schools, shops, and all the conveniences of Kaplan living. Beautiful rose bushes frame the front yard, and a 2-car carport adds plenty of covered parking.Affordable at under $130,000, this sweet home is ready for its next chapter!

19. 2012-08-02
    soldstatus $50,000 116-char remark

    Show marketing remark (116 chars)

    Spacious older home located in Kaplan's westside addition. Some minor updating could make this home your dream home.

20. 2012-04-23
    listed $75,000 116-char remark

    Show marketing remark (116 chars)

    Spacious older home located in Kaplan's westside addition. Some minor updating could make this home your dream home.

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $695 · $58/mo
• Expected delta: +$51/yr (+$4/mo · 7.8%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $13,633
• − Mortgage interest: −$7,080
• − Property taxes: −$645
• − Insurance: −$632
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,677
• Taxable loss: −$583
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,679/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

+69.2% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $126,900 AcadianaMLS
• 2026-03-30 Price Changed $127,500 AcadianaMLS
• 2025-12-05 Listed $130,000 AcadianaMLS
• 2012-08-02 Sold (MLS) $50,000 AcadianaMLS
• 2012-04-23 Listed $75,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $645 · -2.5% YoY. Source: county tax records.