405 N Adams Ave · Rayne, LA 70578

$149,000

3 bd · 2.0 ba · 1,928 sqft · SingleFamily · 32 Days on market

6,969 sqft lot Est $179k · 17% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LEASE PURCHASE OPTION AVAILABLE WITH ACCEPTABLE OFFER. This spacious and multi-faceted property can be your COMMERCIAL BUSINESS LOCATION OR your RESIDENTIAL HOME! Yeap! Zoned commercial but would make a great homestead! Home features updated vinyl flooring, updated bath fixtures, updated kitchen with range/oven, custom backsplash and built in microwave. There are extra spaces in the home that can serve as an office or extra bedrooms as well as spacious utility WITH washer/dryer combo. Fenced yard and storage outside. This is a great deal either way you look at it! Closing cost assistance with an acceptable offer!

Key facts

• Plumbing updates
• Updated hardware
• Refreshed cabinetry

Tags

• FOUNDATION CORRECTION
• PLUMBING UPDATES
• STRUCTURAL ENHANCEMENTS
• NEWLY PAINTED INTERIORS
• REFRESHED CABINETRY
• UPDATED HARDWARE

Property features AI

Exterior

• Parking: Carport (1 space); Open parking (1 total)
• Utilities: Public sewer; City electric
• Home design: Single family residence; City street frontage (paved)
• Construction: Wood siding frame construction; Composition roof
• Exterior features: Outdoor lighting; Wood fencing; Open porch; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Microwave; Electric stove
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Varied ceiling heights; Walk-in closet(s); Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.8% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martin Petitjean Elementary School (math 32% / reading 47%, grade F, #224 of 646 statewide, top 37%, 342 students, 85% FRL); Armstrong Middle School (math 15% / reading 38%, grade F, #135 of 218 statewide, top 62%, 340 students, 79% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL).
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Acadia 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $149k implies a 86% gain — meaningful room to come down on a strong offer.

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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $179,304
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 N Polk St	0.06mi	3/2.0	1,950 (+1%)	11mo	$210,000	$108	86
807 N Polk St	0.27mi	3/2.0	1,944 (+1%)	4mo	$155,000	$80	82
405 E Louisiana Ave	0.32mi	3/2.0	1,893 (-2%)	11mo	$175,000	$92	73
600 N Adams Ave	0.13mi	3/1.5	2,121 (+10%)	11mo	$100,000	$47	66
806 N Polk St	0.30mi	3/2.0	1,685 (-13%)	6mo	$174,000	$103	59
511 S Cunningham St	0.61mi	3/2.0	1,837 (-5%)	12mo	$115,000	$63	54
422 Karen Dr	0.56mi	3/2.5	1,772 (-8%)	14mo	$165,000	$93	47
410 S Cunningham St	0.53mi	4/2.0 (+1)	1,777 (-8%)	18mo	$209,900	$118	42
401 S Cunningham St	0.50mi	3/3.0	2,170 (+13%)	20mo	$239,000	$110	35
311 S Arenas St	0.50mi	3/1.5	2,200 (+14%)	23mo	$149,900	$68	32

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,903
• Equity at exit: $22,216

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $18,291
• Equity at exit: $12,883

Cash invested: $41,720 (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 70578

• Active inventory: 97
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $287

Break-even live

Break-even rent $1,212

Max offer price $149,000

Occupancy floor 77%

Sensitivity live

Price	-10% $371	-5% $329	+0% $287	+5% $245	+10% $202
Rent	-10% $162	-5% $225	+0% $287	+5% $349	+10% $411
Rate	-1.0pp $362	-0.5pp $325	base $287	+0.5pp $248	+1.0pp $209

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 E D St Rayne, LA	2.0	2.0	1434	$1,575	$1.10	14d	1	0.37mi

Listing history 33 events

1. 2026-06-21
   days on market $149,000 Active 32 DOM
2. 2026-06-21
   days on market $149,000 Active 31 DOM
3. 2026-06-18
   days on market $149,000 Active 29 DOM
4. 2026-06-17
   days on market $149,000 Active 28 DOM
5. 2026-06-17
   price $149,000 Active 27 DOM
6. 2026-06-16
   days on market $160,000 Active 27 DOM
7. 2026-06-15
   days on market $160,000 Active 26 DOM
8. 2026-06-13
   days on market $160,000 Active 24 DOM
9. 2026-06-12
   days on market $160,000 Active 23 DOM
10. 2026-06-09
    days on market $160,000 Active 20 DOM
11. 2026-06-08
    days on market $160,000 Active 19 DOM
12. 2026-06-07
    days on market $160,000 Active 18 DOM
13. 2026-06-07
    days on market $160,000 Active 17 DOM
14. 2026-06-04
    days on market $160,000 Active 14 DOM
15. 2026-06-02
    days on market $160,000 Active 13 DOM
16. 2026-06-01
    days on market $160,000 Active 12 DOM
17. 2026-05-31
    days on market $160,000 Active 11 DOM
18. 2026-05-31
    days on market $160,000 Active 10 DOM
19. 2026-05-20
    listed $160,000 Active
20. 2026-03-10
    soldstatus $80,000 Sold 620-char remark

    Show marketing remark (620 chars)

    LEASE PURCHASE OPTION AVAILABLE WITH ACCEPTABLE OFFER. This spacious and multi-faceted property can be your COMMERCIAL BUSINESS LOCATION OR your RESIDENTIAL HOME! Yeap! Zoned commercial but would make a great homestead! Home features updated vinyl flooring, updated bath fixtures, updated kitchen with range/oven, custom backsplash and built in microwave. There are extra spaces in the home that can serve as an office or extra bedrooms as well as spacious utility WITH washer/dryer combo. Fenced yard and storage outside. This is a great deal either way you look at it! Closing cost assistance with an acceptable offer!

21. 2026-03-10
    soldstatus $80,000

    Show marketing remark (620 chars)

    LEASE PURCHASE OPTION AVAILABLE WITH ACCEPTABLE OFFER. This spacious and multi-faceted property can be your COMMERCIAL BUSINESS LOCATION OR your RESIDENTIAL HOME! Yeap! Zoned commercial but would make a great homestead! Home features updated vinyl flooring, updated bath fixtures, updated kitchen with range/oven, custom backsplash and built in microwave. There are extra spaces in the home that can serve as an office or extra bedrooms as well as spacious utility WITH washer/dryer combo. Fenced yard and storage outside. This is a great deal either way you look at it! Closing cost assistance with an acceptable offer!

22. 2026-01-26
    status Pending 620-char remark

    Show marketing remark (620 chars)

    LEASE PURCHASE OPTION AVAILABLE WITH ACCEPTABLE OFFER. This spacious and multi-faceted property can be your COMMERCIAL BUSINESS LOCATION OR your RESIDENTIAL HOME! Yeap! Zoned commercial but would make a great homestead! Home features updated vinyl flooring, updated bath fixtures, updated kitchen with range/oven, custom backsplash and built in microwave. There are extra spaces in the home that can serve as an office or extra bedrooms as well as spacious utility WITH washer/dryer combo. Fenced yard and storage outside. This is a great deal either way you look at it! Closing cost assistance with an acceptable offer!

23. 2026-01-20
    listed $80,000 Active 620-char remark

    Show marketing remark (620 chars)

    LEASE PURCHASE OPTION AVAILABLE WITH ACCEPTABLE OFFER. This spacious and multi-faceted property can be your COMMERCIAL BUSINESS LOCATION OR your RESIDENTIAL HOME! Yeap! Zoned commercial but would make a great homestead! Home features updated vinyl flooring, updated bath fixtures, updated kitchen with range/oven, custom backsplash and built in microwave. There are extra spaces in the home that can serve as an office or extra bedrooms as well as spacious utility WITH washer/dryer combo. Fenced yard and storage outside. This is a great deal either way you look at it! Closing cost assistance with an acceptable offer!

24. 2020-10-26
    soldstatus
25. 2015-04-06
    soldstatus $120,000
26. 2010-03-16
    listed $119,900
27. 2007-09-27
    soldstatus $118,600
28. 2007-09-25
    soldstatus $118,600
29. 2007-07-23
    listed $117,000
30. 2007-05-06
    listed $124,900
31. 2005-01-03
    soldstatus $88,000
32. 2004-12-28
    soldstatus $88,000
33. 2004-11-03
    listed $89,000

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,900
• − Mortgage interest: −$8,346
• − Property taxes: −$1,369
• − Insurance: −$745
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,335
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,181/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

+79.8% since first listed

15 events — show timeline

• 2026-05-20 Listed $160,000 AcadianaMLS
• 2026-03-10 Sold (Public Records) $80,000 Public Records
• 2026-03-10 Sold (MLS) $80,000 AcadianaMLS
• 2026-01-26 Pending — AcadianaMLS
• 2026-01-20 Listed $80,000 AcadianaMLS
• 2020-10-26 Sold (Public Records) — Public Records
• 2015-04-06 Sold (Public Records) $120,000 Public Records
• 2010-03-16 Listed $119,900 AcadianaMLS
• 2007-09-27 Sold (Public Records) $118,600 Public Records
• 2007-09-25 Sold (MLS) $118,600 AcadianaMLS
• 2007-07-23 Listed $117,000 AcadianaMLS
• 2007-05-06 Listed $124,900 AcadianaMLS
• 2005-01-03 Sold (Public Records) $88,000 Public Records
• 2004-12-28 Sold (MLS) $88,000 AcadianaMLS
• 2004-11-03 Listed $89,000 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2025): $1,369 · +0.3% YoY. Source: county tax records.