416 W Saint Paul St · Abbeville, LA 70510

$150,000

3 bd · 2.0 ba · 2,131 sqft · SingleFamily · 108 Days on market

0.40 ac lot $70/sqft · 23% below area Est $194k · 23% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• 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

UNBEATABLE 2.75% INTEREST RATE ASSUMABLE MORTGAGE!!!! Deals like this RARELY come around! This large corner-lot home features plenty of living area and is a literal stones throw away to Vermilion Catholic/Mt. Carmel schools. There are 2 large living areas - one of them could easily be converted to a 4TH BEDROOM or huge office/flex space if you need some room to spread out. Enjoy having the large workshop or detached garage out back for extra storage. This home has undergone some remodeling with all new floors and subfloors for your comfort! This classic home could be an absolute gem and there is opportunity for you to make it truly shine with some minor updates and customization. No flood insurance required as home is in Flood Zone X!

Key facts

• New floors
• Corner-lot home
• Large living area

Tags

• CORNER-LOT HOME
• LARGE LIVING AREA
• LARGE WORKSHOP
• DETACHED GARAGE
• NEW FLOORS
• SUBFLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: 180 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask is 10245% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $194,419
• List price: $150,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Pershing St	0.41mi	3/2.0	2,095 (-2%)	11mo	$127,000	$61	69
309 Gauraud St	0.30mi	3/2.5	2,277 (+7%)	8mo	$190,000	$83	66
512 Park Ave	0.30mi	3/2.0	1,898 (-11%)	3mo	$350,000	$184	65
110 Riverwood Pl	0.52mi	3/2.5	2,199 (+3%)	6mo	$328,000	$149	63
104 W Saint Mary St	0.27mi	4/3.5 (+1)	2,347 (+10%)	10mo	$275,000	$117	52

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,382
• Equity at exit: $22,365

10-year hold

• IRR: 11.1%
• Equity multiple: 1.86×
• Total profit: $36,318
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $420

Break-even live

Break-even rent $1,169

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	1.06mi

Listing history 16 events

1. 2026-05-13
   historical $1,450
2. 2026-04-30
   listed $1,450
3. 2026-03-18
   price $150,000 745-char remark

   Show marketing remark (745 chars)

   UNBEATABLE 2.75% INTEREST RATE ASSUMABLE MORTGAGE!!!! Deals like this RARELY come around! This large corner-lot home features plenty of living area and is a literal stones throw away to Vermilion Catholic/Mt. Carmel schools. There are 2 large living areas - one of them could easily be converted to a 4TH BEDROOM or huge office/flex space if you need some room to spread out. Enjoy having the large workshop or detached garage out back for extra storage. This home has undergone some remodeling with all new floors and subfloors for your comfort! This classic home could be an absolute gem and there is opportunity for you to make it truly shine with some minor updates and customization. No flood insurance required as home is in Flood Zone X!

4. 2026-02-25
   price $158,000 745-char remark

   Show marketing remark (745 chars)

   UNBEATABLE 2.75% INTEREST RATE ASSUMABLE MORTGAGE!!!! Deals like this RARELY come around! This large corner-lot home features plenty of living area and is a literal stones throw away to Vermilion Catholic/Mt. Carmel schools. There are 2 large living areas - one of them could easily be converted to a 4TH BEDROOM or huge office/flex space if you need some room to spread out. Enjoy having the large workshop or detached garage out back for extra storage. This home has undergone some remodeling with all new floors and subfloors for your comfort! This classic home could be an absolute gem and there is opportunity for you to make it truly shine with some minor updates and customization. No flood insurance required as home is in Flood Zone X!

5. 2026-02-05
   listed $163,000 Active 745-char remark

   Show marketing remark (745 chars)

   UNBEATABLE 2.75% INTEREST RATE ASSUMABLE MORTGAGE!!!! Deals like this RARELY come around! This large corner-lot home features plenty of living area and is a literal stones throw away to Vermilion Catholic/Mt. Carmel schools. There are 2 large living areas - one of them could easily be converted to a 4TH BEDROOM or huge office/flex space if you need some room to spread out. Enjoy having the large workshop or detached garage out back for extra storage. This home has undergone some remodeling with all new floors and subfloors for your comfort! This classic home could be an absolute gem and there is opportunity for you to make it truly shine with some minor updates and customization. No flood insurance required as home is in Flood Zone X!

6. 2024-05-29
   status Active
7. 2024-05-27
   status Pending
8. 2024-05-14
   listed $140,000 Active
9. 2023-07-15
   status Pending
10. 2023-07-03
    price $145,000
11. 2023-05-22
    price $152,500
12. 2023-04-05
    price $155,000
13. 2023-03-22
    listed $165,000 Active
14. 2020-10-19
    soldstatus $138,500
15. 2020-10-16
    soldstatus $138,500
16. 2020-02-05
    listed $145,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $20,400
• − Mortgage interest: −$8,402
• − Property taxes: −$890
• − Insurance: −$750
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,364
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $4,381/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

-99.0% since first listed

16 events — show timeline

• 2026-05-13 Rental Removed $1,450 RAAMLS
• 2026-04-30 Listed for Rent $1,450 RAAMLS
• 2026-03-18 Price Changed $150,000 AcadianaMLS
• 2026-02-25 Price Changed $158,000 AcadianaMLS
• 2026-02-05 Listed $163,000 AcadianaMLS
• 2024-05-29 Relisted — AcadianaMLS
• 2024-05-27 Pending — AcadianaMLS
• 2024-05-14 Listed $140,000 AcadianaMLS
• 2023-07-15 Pending — AcadianaMLS
• 2023-07-03 Price Changed $145,000 AcadianaMLS
• 2023-05-22 Price Changed $152,500 AcadianaMLS
• 2023-04-05 Price Changed $155,000 AcadianaMLS
• 2023-03-22 Listed $165,000 AcadianaMLS
• 2020-10-19 Sold (Public Records) $138,500 Public Records
• 2020-10-16 Sold (MLS) $138,500 AcadianaMLS
• 2020-02-05 Listed $145,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $890 · -0.2% YoY. Source: county tax records.