209 E Oak St · Abbeville, LA 70510

$62,500

1 bd · 0.5 ba · 1,503 sqft · SingleFamily · 352 Days on market

1.13 ac lot $42/sqft · 35% below area Est $97k · 35% under ↓ 16% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Restoration project in the making! Older wood frame home with good bones, tall ceilings, wood floors and other period architectural features throughout just waiting to be brought back to its original condition. New hardi-plank exterior siding, insulated windows and metallic roof already in place with the interior partially finished as well and ready for the next craftsman to complete! The large corner lot containing 1.13 acres within the city limits has good potential for further development!

Key facts

• Wood floors
• Tall ceilings
• Insulated windows

Tags

• TALL CEILINGS
• WOOD FLOORS
• PERIOD ARCHITECTURAL FEATURES
• HARDI-PLANK EXTERIOR SIDING
• INSULATED WINDOWS
• METALLIC ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 6.6% in Abbeville — 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 68/100 on livability (#94 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.
• 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: 180 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 $432 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 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 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?
6. 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.
7. 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.
8. 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: 2.10% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.99%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $96,511
• List price: $62,500
• Delta: -35.24%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Holmes Dr	0.28mi	2/2.0 (+1)	1,342 (-11%)	3mo	$55,500	$41	55
316 Alley St	0.75mi	2/1.0 (+1)	1,329 (-12%)	4mo	$86,900	$65	36

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $27,973
• Equity at exit: $9,319

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $73,485
• Equity at exit: $5,404

Cash invested: $17,500 (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 70510

• Active inventory: 180
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $598

Break-even live

Break-even rent $555

Max offer price $62,500

Occupancy floor 49%

Sensitivity live

Price	-10% $633	-5% $616	+0% $598	+5% $580	+10% $562
Rent	-10% $494	-5% $546	+0% $598	+5% $650	+10% $701
Rate	-1.0pp $629	-0.5pp $614	base $598	+0.5pp $582	+1.0pp $565

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-03
   days on market $62,500 Active 352 DOM
2. 2026-06-02
   days on market $62,500 Active 351 DOM
3. 2026-06-01
   days on market $62,500 Active 350 DOM
4. 2026-05-31
   days on market $62,500 Active 349 DOM
5. 2026-05-30
   days on market $62,500 Active 348 DOM
6. 2026-05-20
   price $62,500 500-char remark

   Show marketing remark (500 chars)

   Restoration project in the making! Older wood frame home with good bones, tall ceilings, wood floors and other period architectural features throughout just waiting to be brought back to its original condition. New hardi-plank exterior siding, insulated windows and metallic roof already in place with the interior partially finished as well and ready for the next craftsman to complete! The large corner lot containing 1.13 acres within the city limits has good potential for further development!

7. 2026-02-19
   price $67,500 500-char remark

   Show marketing remark (500 chars)

   Restoration project in the making! Older wood frame home with good bones, tall ceilings, wood floors and other period architectural features throughout just waiting to be brought back to its original condition. New hardi-plank exterior siding, insulated windows and metallic roof already in place with the interior partially finished as well and ready for the next craftsman to complete! The large corner lot containing 1.13 acres within the city limits has good potential for further development!

8. 2025-12-10
   status Active 500-char remark

   Show marketing remark (500 chars)

   Restoration project in the making! Older wood frame home with good bones, tall ceilings, wood floors and other period architectural features throughout just waiting to be brought back to its original condition. New hardi-plank exterior siding, insulated windows and metallic roof already in place with the interior partially finished as well and ready for the next craftsman to complete! The large corner lot containing 1.13 acres within the city limits has good potential for further development!

9. 2025-06-06
   listed $72,500 Active 500-char remark

   Show marketing remark (500 chars)

   Restoration project in the making! Older wood frame home with good bones, tall ceilings, wood floors and other period architectural features throughout just waiting to be brought back to its original condition. New hardi-plank exterior siding, insulated windows and metallic roof already in place with the interior partially finished as well and ready for the next craftsman to complete! The large corner lot containing 1.13 acres within the city limits has good potential for further development!

10. 2020-04-27
    soldstatus $50,000 458-char remark

    Show marketing remark (458 chars)

    Investors Special!!! This home has been partially remodeled and is still in need of work. From the 20ft. ceilings to the solid old wood floors, this is a home awaiting its new owners to bring it back to life. The exterior has been redone and painted. New front door and new steps. Brand new windows have been installed throughout the home. The yard speaks for itself. Its filled with oak, pecan and fruit trees. Over 1 acre of land NOT in a flood zone.

11. 2020-01-10
    listed $55,000 458-char remark

    Show marketing remark (458 chars)

    Investors Special!!! This home has been partially remodeled and is still in need of work. From the 20ft. ceilings to the solid old wood floors, this is a home awaiting its new owners to bring it back to life. The exterior has been redone and painted. New front door and new steps. Brand new windows have been installed throughout the home. The yard speaks for itself. Its filled with oak, pecan and fruit trees. Over 1 acre of land NOT in a flood zone.

12. 2019-04-04
    listed $59,900
13. 2018-04-03
    soldstatus $64,513
14. 2018-03-29
    soldstatus $64,513
15. 2017-07-19
    listed $74,000

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,015 · $85/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: $15,741
• − Mortgage interest: −$3,501
• − Property taxes: −$1,015
• − Insurance: −$312
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$1,818
• Taxable income: $6,575
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $5,596/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 — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, LA
• Population (ZIP): 23,909

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

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: ▼ -70.44%
• Current HPI: 97.6131
• 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

-15.5% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $62,500 AcadianaMLS
• 2026-02-19 Price Changed $67,500 AcadianaMLS
• 2025-12-10 Relisted — AcadianaMLS
• 2025-06-06 Listed $72,500 AcadianaMLS
• 2020-04-27 Sold (MLS) $50,000 AcadianaMLS
• 2020-01-10 Listed $55,000 AcadianaMLS
• 2019-04-04 Listed $59,900 AcadianaMLS
• 2018-04-03 Sold (Public Records) $64,513 Public Records
• 2018-03-29 Sold (MLS) $64,513 AcadianaMLS
• 2017-07-19 Listed $74,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $1,015 · -0.3% YoY. Source: county tax records.