565 Kyries Herbert St · Eunice, LA 70535

$69,700

3 bd · 2.0 ba · 2,200 sqft · Other · 232 Days on market

Built 1970 0.50 ac lot $32/sqft · 58% below area ↓ 18% 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 +3.5/5.0
• 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

Spacious 3-bedroom, 2-bath home offering approximately 2,200 square feet of living area. This property features an open-concept floor plan and sits on a large lot at the end of a quiet dead-end street, providing privacy and plenty of space. Ideal opportunity for an investor or homeowner looking to bring this property back to life with some repairs and updates.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 4.1% in Eunice — 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 69/100 on livability (#69 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: 106 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 $482 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $70k implies a 179% 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 $61,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.77% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.54%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $166,996
• List price: $69,700
• Delta: -58.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.8%
• Equity multiple: 2.20×
• Total profit: $23,428
• Equity at exit: $10,392

10-year hold

• IRR: 36.2%
• Equity multiple: 4.33×
• Total profit: $65,070
• Equity at exit: $6,026

Cash invested: $19,516 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 106
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$366
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $545

Break-even live

Break-even rent $540

Max offer price $69,700

Occupancy floor 51%

Sensitivity live

Price	-10% $585	-5% $565	+0% $545	+5% $526	+10% $506
Rent	-10% $448	-5% $497	+0% $545	+5% $594	+10% $643
Rate	-1.0pp $581	-0.5pp $563	base $545	+0.5pp $527	+1.0pp $509

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: $17,425
• Closing costs: $2,091
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $69,700 Active 232 DOM
2. 2026-06-21
   days on market $69,700 Active 231 DOM
3. 2026-06-18
   days on market $69,700 Active 229 DOM
4. 2026-06-17
   days on market $69,700 Active 228 DOM
5. 2026-06-16
   days on market $69,700 Active 227 DOM
6. 2026-06-15
   days on market $69,700 Active 226 DOM
7. 2026-06-13
   days on market $69,700 Active 224 DOM
8. 2026-06-12
   days on market $69,700 Active 223 DOM
9. 2026-06-09
   days on market $69,700 Active 220 DOM
10. 2026-06-08
    days on market $69,700 Active 219 DOM
11. 2026-06-07
    days on market $69,700 Active 218 DOM
12. 2026-06-07
    days on market $69,700 Active 217 DOM
13. 2026-06-04
    days on market $69,700 Active 214 DOM
14. 2026-06-02
    days on market $69,700 Active 213 DOM
15. 2026-06-01
    days on market $69,700 Active 212 DOM
16. 2026-05-31
    days on market $69,700 Active 211 DOM
17. 2026-05-31
    days on market $69,700 Active 210 DOM
18. 2026-05-01
    status Active 362-char remark

    Show marketing remark (362 chars)

    Spacious 3-bedroom, 2-bath home offering approximately 2,200 square feet of living area. This property features an open-concept floor plan and sits on a large lot at the end of a quiet dead-end street, providing privacy and plenty of space. Ideal opportunity for an investor or homeowner looking to bring this property back to life with some repairs and updates.

19. 2026-04-09
    price $69,700 362-char remark

    Show marketing remark (362 chars)

    Spacious 3-bedroom, 2-bath home offering approximately 2,200 square feet of living area. This property features an open-concept floor plan and sits on a large lot at the end of a quiet dead-end street, providing privacy and plenty of space. Ideal opportunity for an investor or homeowner looking to bring this property back to life with some repairs and updates.

20. 2026-01-16
    price $74,700 362-char remark

    Show marketing remark (362 chars)

    Spacious 3-bedroom, 2-bath home offering approximately 2,200 square feet of living area. This property features an open-concept floor plan and sits on a large lot at the end of a quiet dead-end street, providing privacy and plenty of space. Ideal opportunity for an investor or homeowner looking to bring this property back to life with some repairs and updates.

21. 2025-12-03
    price $79,900 362-char remark

    Show marketing remark (362 chars)

    Spacious 3-bedroom, 2-bath home offering approximately 2,200 square feet of living area. This property features an open-concept floor plan and sits on a large lot at the end of a quiet dead-end street, providing privacy and plenty of space. Ideal opportunity for an investor or homeowner looking to bring this property back to life with some repairs and updates.

22. 2025-10-30
    listed $85,000 Active 362-char remark

    Show marketing remark (362 chars)

    Spacious 3-bedroom, 2-bath home offering approximately 2,200 square feet of living area. This property features an open-concept floor plan and sits on a large lot at the end of a quiet dead-end street, providing privacy and plenty of space. Ideal opportunity for an investor or homeowner looking to bring this property back to life with some repairs and updates.

23. 2025-10-23
    soldstatus $25,000 Sold 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

24. 2025-10-06
    status Pending 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

25. 2025-09-12
    status Active 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

26. 2025-08-28
    status Pending 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

27. 2025-08-15
    status Active 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

28. 2025-06-17
    status Pending 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

29. 2025-02-14
    listed $54,500 Active 104-char remark

    Show marketing remark (104 chars)

    Large home situated on a large lot at the dead end of the road. Fenced in backyard and a two car garage.

30. 2024-07-24
    price $58,500
31. 2024-07-12
    status Active
32. 2024-06-22
    status Pending
33. 2024-06-10
    price $62,500
34. 2024-05-21
    price $69,900
35. 2024-04-15
    price $78,500
36. 2024-03-06
    listed $84,900 Active

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $386 · $32/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 8/10 Severe 7 d/yr ≥114°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: $14,766
• − Mortgage interest: −$3,904
• − Property taxes: −$386
• − Insurance: −$348
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,028
• Taxable income: $5,738
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $5,168/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 — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

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 (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% 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: ▼ -53.63%
• Current HPI: 112.8329
• 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

-17.9% since first listed

19 events — show timeline

• 2026-05-01 Relisted — AcadianaMLS
• 2026-04-09 Price Changed $69,700 AcadianaMLS
• 2026-01-16 Price Changed $74,700 AcadianaMLS
• 2025-12-03 Price Changed $79,900 AcadianaMLS
• 2025-10-30 Listed $85,000 AcadianaMLS
• 2025-10-23 Sold (MLS) $25,000 AcadianaMLS
• 2025-10-06 Pending — AcadianaMLS
• 2025-09-12 Relisted — AcadianaMLS
• 2025-08-28 Pending — AcadianaMLS
• 2025-08-15 Relisted — AcadianaMLS
• 2025-06-17 Pending — AcadianaMLS
• 2025-02-14 Listed $54,500 AcadianaMLS
• 2024-07-24 Price Changed $58,500 AcadianaMLS
• 2024-07-12 Relisted — AcadianaMLS
• 2024-06-22 Pending — AcadianaMLS
• 2024-06-10 Price Changed $62,500 AcadianaMLS
• 2024-05-21 Price Changed $69,900 AcadianaMLS
• 2024-04-15 Price Changed $78,500 AcadianaMLS
• 2024-03-06 Listed $84,900 AcadianaMLS

Property tax history

-0.5%/yr

Latest (2025): $386 · +0.0% YoY. Source: county tax records.