202 Loraine St · Abbeville, LA 70510

$85,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 13 Days on market

10,800 sqft lot $70/sqft · 19% below area Est $105k · 19% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

Put a little TLC in this one and you will be set for a while. This home would be a good rental investment or your family home for life.

Key facts

• Fenced-in back yard
• Washroom
• Large covered patio

Tags

• COZY FRONT PORCH
• FENCED-IN BACK YARD
• LARGE COVERED PATIO
• DETACHED DOUBLE CARPORT
• BUILT-IN STORAGE
• WASHROOM

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-space carport
• Utilities: Public sewer; City electric
• Home design: Single-family residence; Fixer condition; City street frontage
• Construction: Wood siding/frame construction; Composition and metal roof
• Exterior features: Chain link fencing; Covered porch; Porch; Kennel/dog run; Storage; Workshop; Other features noted in remarks

Interior

• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Window unit cooling
• Interior features: Formica counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $85k).
• Cap rate 9.6% 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.
• Zoned schools: Eaton Park Elementary School (439 students, 90% FRL); Abbeville High School (math 12% / reading 32%, grade F, #171 of 265 statewide, top 66%, 607 students, 81% FRL) — zoned schools average 86% FRL vs 53% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-24 pts) — the specific schools serving this property underperform the Vermilion Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 180 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $36k; list at $85k implies a 137% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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 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?
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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $104,885
• List price: $85,000
• Delta: -18.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Loraine St	0.00mi	3/2.0	1,219 (+0%)	0mo	$80,000	$66	100
109 N Henry St	0.11mi	3/1.0	1,200 (-1%)	1mo	$128,500	$107	88
410 Loraine St	0.15mi	2/1.0 (-1)	1,176 (-3%)	12mo	$12,000	$10	68
404 Thomas St	0.12mi	3/1.0	1,065 (-12%)	2mo	$33,500	$31	68
1710 W Port St	0.54mi	3/2.0	1,315 (+8%)	2mo	$50,000	$38	59
811 W Saint Mary St	0.51mi	3/1.0	1,120 (-8%)	2mo	$45,200	$40	57
808 Loraine St	0.38mi	3/1.0	1,388 (+14%)	1mo	$33,500	$24	54
108 Maude Ave	0.67mi	2/2.0 (-1)	1,200 (-1%)	14mo	$41,595	$35	50
1002 Loraine St	0.45mi	3/1.0	1,044 (-14%)	5mo	$35,000	$34	47
106 Holmes Dr	0.62mi	2/2.0 (-1)	1,342 (+10%)	3mo	$55,500	$41	46
700 S State Street St	0.72mi	3/1.0	1,115 (-8%)	12mo	$76,000	$68	38
700 W St. Mary St	0.48mi	2/1.0 (-1)	1,354 (+11%)	15mo	$127,500	$94	38

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,121
• Equity at exit: $12,674

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $20,065
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $234

Break-even live

Break-even rent $647

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Lafayette St Unit 2 Abbeville, LA	2.0	1.0	800	$1,199	$1.50	13d	1	0.60mi
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	44d	1	0.79mi

Listing history 3 events

1. 2026-05-04
   listed $85,000 Active 1066-char remark
2. 2014-09-24
   soldstatus $35,900 135-char remark

   Show marketing remark (135 chars)

   Put a little TLC in this one and you will be set for a while. This home would be a good rental investment or your family home for life.

3. 2014-07-10
   listed $35,900 135-char remark

   Show marketing remark (135 chars)

   Put a little TLC in this one and you will be set for a while. This home would be a good rental investment or your family home for life.

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$111/yr (+$9/mo · 31.0%)

ⓘ 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) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $11,321
• − Mortgage interest: −$4,761
• − Property taxes: −$357
• − Insurance: −$425
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,473
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,454/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

+136.8% since first listed

4 events — show timeline

• 2026-05-20 Pending — AcadianaMLS
• 2026-05-04 Listed $85,000 AcadianaMLS
• 2014-09-24 Sold (MLS) $35,900 AcadianaMLS
• 2014-07-10 Listed $35,900 AcadianaMLS

Property tax history

+3.6%/yr

Latest (2025): $357 · -0.2% YoY. Source: county tax records.