111 N Lombard St · Opelousas, LA 70570

$155,000

4 bd · 2.0 ba · 2,250 sqft · SingleFamily · 114 Days on market

Built 1929 0.25 ac lot $69/sqft · 18% below area Est $190k · 18% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• 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

Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

Key facts

• 0.25 acre lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $135k (12.8% below list).
• Recommended offer: $135k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 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 $1k of loan paydown is wiped out by about $5k 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 114 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $135,185 (12.8% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 0.87% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $190,032
• List price: $155,000
• Delta: -18.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 N Lombard St	0.00mi	4/2.0	2,250 (0%)	0mo	$155,000	$69	100
609 E North St	0.14mi	4/2.0	2,148 (-4%)	19mo	$194,000	$90	70
519 E Grolee St	0.15mi	3/2.0 (-1)	2,358 (+5%)	12mo	$193,500	$82	70
326 Durousseau Rd	0.17mi	4/3.0	1,950 (-13%)	2mo	$380,000	$195	64
119 Dyldrine Dr	0.17mi	4/2.5	2,029 (-10%)	17mo	$390,000	$192	59
313 S Market St	0.36mi	3/2.0 (-1)	1,986 (-12%)	3mo	$110,000	$55	56
1112 Attakapas Dr	0.70mi	3/2.0 (-1)	2,060 (-8%)	1mo	$170,000	$83	47
324 S Liberty St	0.55mi	3/1.0 (-1)	1,944 (-14%)	23mo	$98,000	$50	24

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-15,359
• Equity at exit: $23,111

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,022
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $154

Break-even live

Break-even rent $1,156

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $242	-5% $198	+0% $154	+5% $111	+10% $67
Rent	-10% $48	-5% $101	+0% $154	+5% $208	+10% $261
Rate	-1.0pp $232	-0.5pp $194	base $154	+0.5pp $114	+1.0pp $73

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Pending 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

2. 2026-04-16
   status Active 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

3. 2026-04-10
   status Pending 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

4. 2026-03-30
   price $155,000 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

5. 2026-02-25
   price $169,000 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

6. 2026-01-25
   status Active 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

7. 2026-01-13
   status Pending 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

8. 2026-01-01
   listed $184,500 Active 1985-char remark

   Show marketing remark (1985 chars)

   Built in 1929, this well-preserved, charming and traditional Tudor is available for purchase. The home features 7 gables, 4 bedrooms & 2 baths. The versatile and functional floor plan offers 2250 living square feet with an option for a fourth bedroom, or a second den. The attic cavity boasts 16' ceilings featuring all cypress wood & a solid frame.The home sits on a .25 acre lot in flood zone X, which means no flood insurance is required. The front and back yards are equipped with mature landscaping for your convenience. The back yard is fully fenced and features a detached single car garage for all your extracurricular activities. The composition shingle roof is 14 years old and has a life expectancy of 50 years. The low maintenance aluminum siding saves time, energy & money. Indoors you'll be delighted to find tall ceilings, crown molding, center match walls, original crystal doorknobs, original three inch hard wood flooring, and a wood burning fire place with an original brick surround in the main living area. Adjacent to the living room is a fully glassed sun room with east and south facing views. The kitchen features updated granite countertops, cabinets that reach the ceiling, and an island with a vegetable sink. All of the bedrooms are generously sized with sufficient closet capacity and all room dimensions are listed below. Bedroom #1 features a cedar closet and a door that leads to the sun room. Bedroom # 2 features three original wood frame windows that allow for southern exposure. Bedroom #3 is the primary bedroom and is the largest of all the bedrooms. It features dual closets and plenty space for oversized furniture.Bedroom #4 could also be utilized as a second den, an office, a nursery, or a general flex space. Don't forget to check out the craft room and oversized walk in closet in the back of the house. It's the perfect place for those hobbies most near & dear to your heart. Additional land available.CASH/CONV/FHA/VA/RD

9. 2006-05-03
   soldstatus $120,000
10. 2006-05-01
    soldstatus $134,800 300-char remark

    Show marketing remark (300 chars)

    REMARKABLE ONE OWNER HOME IN HISTORIC SECTION OF OPELOUSAS, MINT CONDITION. LOTS OF CHARM WITH HIGH CEILINGS, FUNCTIONAL FIREPLACE, SCREENED SIDE PORCH. BEAUTIFULL LANDSCAPED LAWN WITH LOTS OF AZAELAS, FERNS, AND CREPE MYRTLES. DON'T MISS THIS OPPORTUNITY. REFRIGERATOR AND WASHER AND DRYER TO REMAIN

11. 2006-03-18
    listed $134,800 300-char remark

    Show marketing remark (300 chars)

    REMARKABLE ONE OWNER HOME IN HISTORIC SECTION OF OPELOUSAS, MINT CONDITION. LOTS OF CHARM WITH HIGH CEILINGS, FUNCTIONAL FIREPLACE, SCREENED SIDE PORCH. BEAUTIFULL LANDSCAPED LAWN WITH LOTS OF AZAELAS, FERNS, AND CREPE MYRTLES. DON'T MISS THIS OPPORTUNITY. REFRIGERATOR AND WASHER AND DRYER TO REMAIN

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$419/yr (+$35/mo · 96.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,222
• − Mortgage interest: −$8,682
• − Property taxes: −$434
• − Insurance: −$775
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,509
• Taxable loss: −$774
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,038/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

+15.0% since first listed

11 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-04-16 Relisted — AcadianaMLS
• 2026-04-10 Pending — AcadianaMLS
• 2026-03-30 Price Changed $155,000 AcadianaMLS
• 2026-02-25 Price Changed $169,000 AcadianaMLS
• 2026-01-25 Relisted — AcadianaMLS
• 2026-01-13 Pending — AcadianaMLS
• 2026-01-01 Listed $184,500 AcadianaMLS
• 2006-05-03 Sold (Public Records) $120,000 Public Records
• 2006-05-01 Sold (MLS) $134,800 AcadianaMLS
• 2006-03-18 Listed $134,800 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $434 · +0.0% YoY. Source: county tax records.