621 E Blanchard St · Opelousas, LA 70570

$89,900

3 bd · 1.0 ba · 1,250 sqft · Other · 214 Days on market

1.17 ac lot $72/sqft · 57% above area

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Why this score? — see what drove the C- 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Cottage!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the original wood floors. It sits on over an acre lot.This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

Key facts

• Separate dining room
• Over an acre lot
• Spacious kitchen

Tags

• OVER AN ACRE LOT
• SPACIOUS LIVING ROOM
• SEPARATE DINING ROOM
• SPACIOUS KITCHEN
• ROOM FOR A BREAKFAST TABLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Opelousas — 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 (#187 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.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 312 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.00% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $57,262
• List price: $89,900
• Delta: 57.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-7,596
• Equity at exit: $13,404

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,367
• Equity at exit: $7,773

Cash invested: $25,172 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 312
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $109

Break-even live

Break-even rent $761

Max offer price $89,900

Occupancy floor 83%

Sensitivity live

Price	-10% $160	-5% $135	+0% $109	+5% $84	+10% $59
Rent	-10% $38	-5% $74	+0% $109	+5% $145	+10% $181
Rate	-1.0pp $155	-0.5pp $132	base $109	+0.5pp $86	+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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	45d	1	1.37mi

Listing history 26 events

1. 2026-06-21
   days on market $89,900 Active 214 DOM
2. 2026-06-18
   days on market $89,900 Active 212 DOM
3. 2026-06-17
   days on market $89,900 Active 211 DOM
4. 2026-06-16
   days on market $89,900 Active 210 DOM
5. 2026-06-15
   days on market $89,900 Active 209 DOM
6. 2026-06-13
   days on market $89,900 Active 207 DOM
7. 2026-06-12
   days on market $89,900 Active 206 DOM
8. 2026-06-09
   days on market $89,900 Active 203 DOM
9. 2026-06-08
   days on market $89,900 Active 202 DOM
10. 2026-06-07
    days on market $89,900 Active 201 DOM
11. 2026-06-07
    days on market $89,900 Active 200 DOM
12. 2026-06-04
    days on market $89,900 Active 197 DOM
13. 2026-06-02
    days on market $89,900 Active 196 DOM
14. 2026-06-01
    days on market $89,900 Active 195 DOM
15. 2026-05-31
    days on market $89,900 Active 194 DOM
16. 2026-05-31
    days on market $89,900 Active 193 DOM
17. 2026-04-01
    price $89,900 445-char remark

    Show marketing remark (445 chars)

    Cozy Cottage!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the original wood floors. It sits on over an acre lot.This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

18. 2026-02-21
    price $95,000 445-char remark

    Show marketing remark (445 chars)

    Cozy Cottage!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the original wood floors. It sits on over an acre lot.This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

19. 2026-01-22
    price $99,000 445-char remark

    Show marketing remark (445 chars)

    Cozy Cottage!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the original wood floors. It sits on over an acre lot.This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

20. 2025-11-16
    listed $109,900 Active 445-char remark

    Show marketing remark (445 chars)

    Cozy Cottage!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the original wood floors. It sits on over an acre lot.This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

21. 2021-10-20
    soldstatus $89,900
22. 2021-10-14
    soldstatus $89,900 536-char remark

    Show marketing remark (536 chars)

    Cozy Cottage with a Red Roof. WHAT A DEAL!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the Red Roof and down to the original wood floors and it sits on a deep lot with a brand new Air and heating unit..This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

23. 2021-08-18
    listed $89,900 536-char remark

    Show marketing remark (536 chars)

    Cozy Cottage with a Red Roof. WHAT A DEAL!!This 3 bed, 1 bath Cottage, has so much character, and flare from the vibrant color scheme to the Red Roof and down to the original wood floors and it sits on a deep lot with a brand new Air and heating unit..This Cottage has a spacious living room, separate dining room, & a spacious kitchen with room for a breakfast table.The lot is so deep you may be able to add another house in the back as an additional investment property. Let's make this your home or investment property today!!

24. 2017-06-15
    listed $69,000
25. 2016-07-29
    listed $68,000
26. 2000-01-06
    soldstatus $15,000

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$180/yr (+$15/mo · 57.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $10,800
• − Mortgage interest: −$5,036
• − Property taxes: −$314
• − Insurance: −$1,247
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,615
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,347/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

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: Opelousas, LA
• Population (ZIP): 37,188

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.38%
• Current HPI: 98.4256
• 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

+499.3% since first listed

10 events — show timeline

• 2026-04-01 Price Changed $89,900 AcadianaMLS
• 2026-02-21 Price Changed $95,000 AcadianaMLS
• 2026-01-22 Price Changed $99,000 AcadianaMLS
• 2025-11-16 Listed $109,900 AcadianaMLS
• 2021-10-20 Sold (Public Records) $89,900 Public Records
• 2021-10-14 Sold (MLS) $89,900 AcadianaMLS
• 2021-08-18 Listed $89,900 AcadianaMLS
• 2017-06-15 Listed $69,000 AcadianaMLS
• 2016-07-29 Listed $68,000 AcadianaMLS
• 2000-01-06 Sold (Public Records) $15,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $314 · +0.0% YoY. Source: county tax records.