13509 Plantation Pl · Perry, LA 70510

$99,900

3 bd · 2.0 ba · 1,442 sqft · SingleFamily · 265 Days on market

0.68 ac lot $69/sqft · 31% above area Est $76k · 31% over ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for seclusion and privacy, this is what you'll feel when you drive up to this property! Surrounded by woods, it is not uncommon to see deer and other forms of wildlife in your back yard. The 1442 sf.+- home on this site contains 3 bedrooms, 2 baths, a kitchen, a living/dining, a large laundry room and a single carport. There is also a screened in gazebo with hot tub and open deck and a detached workshop/storage building onsite. After Rita, the home was raised to 2 feet above the required elevation and has the FEMA approved metal hurricane shutters on all doors and windows (it takes about 10 mins to close them all!)

Key facts

• Detached workshop
• Surrounded by woods
• Screened in gazebo

Tags

• SECLUSION AND PRIVACY
• SURROUNDED BY WOODS
• SCREENED IN GAZEBO
• DETACHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 180 active listings in the ZIP; 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 $691 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.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 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. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.11%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $76,127
• List price: $99,900
• Delta: 31.23%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-4,340
• Equity at exit: $14,895

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $12,169
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $182

Break-even live

Break-even rent $1,339

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $239	-5% $210	+0% $182	+5% $154	+10% $126
Rent	-10% $58	-5% $120	+0% $182	+5% $244	+10% $306
Rate	-1.0pp $232	-0.5pp $208	base $182	+0.5pp $156	+1.0pp $130

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 265 DOM
2. 2026-06-17
   days on market $99,900 Active 264 DOM
3. 2026-06-16
   days on market $99,900 Active 263 DOM
4. 2026-06-15
   days on market $99,900 Active 262 DOM
5. 2026-06-14
   days on market $99,900 Active 260 DOM
6. 2026-06-13
   days on market $99,900 Active 259 DOM
7. 2026-06-10
   days on market $99,900 Active 257 DOM
8. 2026-06-09
   days on market $99,900 Active 256 DOM
9. 2026-06-08
   days on market $99,900 Active 255 DOM
10. 2026-06-07
    days on market $99,900 Active 254 DOM
11. 2026-06-03
    days on market $99,900 Active 250 DOM
12. 2026-06-02
    days on market $99,900 Active 249 DOM
13. 2026-06-01
    days on market $99,900 Active 248 DOM
14. 2026-05-31
    days on market $99,900 Active 247 DOM
15. 2026-05-30
    days on market $99,900 Active 246 DOM
16. 2026-01-14
    price $99,900 643-char remark

    Show marketing remark (643 chars)

    If you're looking for seclusion and privacy, this is what you'll feel when you drive up to this property! Surrounded by woods, it is not uncommon to see deer and other forms of wildlife in your back yard. The 1442 sf.+- home on this site contains 3 bedrooms, 2 baths, a kitchen, a living/dining, a large laundry room and a single carport. There is also a screened in gazebo with hot tub and open deck and a detached workshop/storage building onsite. After Rita, the home was raised to 2 feet above the required elevation and has the FEMA approved metal hurricane shutters on all doors and windows (it takes about 10 mins to close them all!)

17. 2025-09-25
    listed $115,500 Active 643-char remark

    Show marketing remark (643 chars)

    If you're looking for seclusion and privacy, this is what you'll feel when you drive up to this property! Surrounded by woods, it is not uncommon to see deer and other forms of wildlife in your back yard. The 1442 sf.+- home on this site contains 3 bedrooms, 2 baths, a kitchen, a living/dining, a large laundry room and a single carport. There is also a screened in gazebo with hot tub and open deck and a detached workshop/storage building onsite. After Rita, the home was raised to 2 feet above the required elevation and has the FEMA approved metal hurricane shutters on all doors and windows (it takes about 10 mins to close them all!)

18. 2013-06-11
    soldstatus $105,000 800-char remark

    Show marketing remark (800 chars)

    This home, which would also make an awesome camp for a hunter in Vermilion parish, has been totally redone after Rita. You can just move right into this one! The home features 3 bedrooms, 2 baths, kitchen with plenty of cabinets, large laundry and large living and dinning area. Outside, the patio is perfect for entertaining (also very spacious) and has French doors to the living room and the master bedroom. There is also a separate structure for the hot tub with screens so you can enjoy the surrounding woods while chilling after your work day or that great hunt. After Rita, the home was raised to 2 feet above the require elevation and has the FEMA approved metal hurricane shutters on all doors and windows (it takes about 10 mins to close them all!). The owner are also offering a one-year h

19. 2012-11-04
    listed $115,000 800-char remark

    Show marketing remark (800 chars)

    This home, which would also make an awesome camp for a hunter in Vermilion parish, has been totally redone after Rita. You can just move right into this one! The home features 3 bedrooms, 2 baths, kitchen with plenty of cabinets, large laundry and large living and dinning area. Outside, the patio is perfect for entertaining (also very spacious) and has French doors to the living room and the master bedroom. There is also a separate structure for the hot tub with screens so you can enjoy the surrounding woods while chilling after your work day or that great hunt. After Rita, the home was raised to 2 feet above the require elevation and has the FEMA approved metal hurricane shutters on all doors and windows (it takes about 10 mins to close them all!). The owner are also offering a one-year h

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $786 · $66/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $18,831
• − Mortgage interest: −$5,596
• − Property taxes: −$786
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,906
• Taxable income: $911
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $1,967/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 — Perry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 59
• 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

-13.1% since first listed

4 events — show timeline

• 2026-01-14 Price Changed $99,900 AcadianaMLS
• 2025-09-25 Listed $115,500 AcadianaMLS
• 2013-06-11 Sold (MLS) $105,000 AcadianaMLS
• 2012-11-04 Listed $115,000 AcadianaMLS

Property tax history

-0.2%/yr

Latest (2025): $786 · -0.1% YoY. Source: county tax records.