3343 Oscar Rivette St · Leonville, LA 70512

$64,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 29 Days on market

0.34 ac lot ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious single-family home with approximately 1,700 sq ft of well-designed living space. This inviting home features a covered front porch, rear covered patio, 2-car carport, and a large backyard for outdoor living. Step inside to a bright and spacious living room that connects to the dining area and eat-in kitchen, complete with abundant cabinet storage and ample counter space. All 3 bedrooms are generously sized with their own closets. Convenient layout, great living areas, and endless potential make this property a must-see. Schedule your private showing today!

Key facts

• Covered front porch
• Large backyard
• Dining area

Tags

• COVERED FRONT PORCH
• REAR COVERED PATIO
• LARGE BACKYARD
• BRIGHT LIVING ROOM
• DINING AREA
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Carport with 2 spaces; 2 total parking spaces (covered)
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence
• Construction: Vinyl siding; Frame construction
• Exterior features: Chain link fencing; Covered porch; Exterior lighting; Storage shed(s)

Interior

• Flooring: Laminate flooring; Vinyl plank flooring; Wood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Solid surface counters; Lighting (interior)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, 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.
• Zoned schools: Leonville Elementary School (math 29% / reading 49%, grade F, #238 of 646 statewide, top 37%, 636 students, 62% FRL).
• Zoned-school proficiency averages 39% at this address vs 26% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the St. Landry Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 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 $442 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $63,040 (1.5% below list)

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. 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.
4. 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.
5. 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: 2.60% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.15%
• DSCR: 3.72
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $169,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3203 Oscar Rivette Rd	0.26mi	3/2.0	1,650 (-2%)	23mo	$87,500	$53	66
140 Saint Leo St	0.35mi	3/2.0	1,873 (+12%)	7mo	$190,000	$101	59

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: 60.0%
• Equity multiple: 3.67×
• Total profit: $47,787
• Equity at exit: $9,543

10-year hold

• IRR: 64.7%
• Equity multiple: 7.50×
• Total profit: $116,502
• Equity at exit: $5,534

Cash invested: $17,920 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 65
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $913

Break-even live

Break-even rent $510

Max offer price $64,000

Occupancy floor 40%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $64,000 Active 29 DOM
2. 2026-06-17
   days on market $64,000 Active 28 DOM
3. 2026-06-16
   days on market $64,000 Active 27 DOM
4. 2026-06-15
   days on market $64,000 Active 26 DOM
5. 2026-06-13
   days on market $64,000 Active 24 DOM
6. 2026-06-12
   days on market $64,000 Active 23 DOM
7. 2026-06-09
   days on market $64,000 Active 20 DOM
8. 2026-06-08
   days on market $64,000 Active 19 DOM
9. 2026-06-07
   days on market $64,000 Active 18 DOM
10. 2026-06-07
    days on market $64,000 Active 17 DOM
11. 2026-06-04
    days on market $64,000 Active 14 DOM
12. 2026-06-02
    days on market $64,000 Active 13 DOM
13. 2026-06-01
    days on market $64,000 Active 12 DOM
14. 2026-05-31
    days on market $64,000 Active 11 DOM
15. 2026-05-31
    days on market $64,000 Active 10 DOM
16. 2026-05-20
    listed $64,000 Active
17. 2021-05-26
    soldstatus $95,000
18. 2006-03-15
    soldstatus $67,000

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $483 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,985
• − Mortgage interest: −$3,585
• − Property taxes: −$483
• − Insurance: −$320
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$1,862
• Taxable income: $10,537
• Est. tax owed @ 24.0%: −$2,529
• After-tax cash flow: $8,428/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 — Leonville

• Score: 66/100
• State rank: #126
• US rank: #11747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leonville, LA
• City population: 1,030
• Population (ZIP): 10,703

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

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: ▼ -53.35%
• Current HPI: 132.9236
• 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

-4.5% since first listed

3 events — show timeline

• 2026-05-20 Listed $64,000 AcadianaMLS
• 2021-05-26 Sold (Public Records) $95,000 Public Records
• 2006-03-15 Sold (Public Records) $67,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $483 · +0.0% YoY. Source: county tax records.