800 Walnut St · Mamou, LA 70554

$105,000

2 bd · 1.5 ba · 1,634 sqft · Other · 341 Days on market

0.50 ac lot $64/sqft · 16% above area Est $91k · 16% over

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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
• DSCR +7.7/10.0
• Appreciation +6.8/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.5/15.0

Listing remarks MLS

Charming 2-Bedroom Home in the Heart of MamouLocated in the welcoming Cajun community of Mamou, this classic 2-bedroom, 1.5-bath home sits on a desirable corner lot. With solid bones and timeless character, it offers an excellent opportunity for a first-time homebuyer or investor. With a bit of updating, this property has the potential to become a cozy primary residence or a valuable addition to a rental portfolio.

Key facts

• 0.5 acre lot
• 2 parking spots
• Listed 341 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (1.0% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#181 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime C-, amenities F, commute F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $4k appreciation (3.5% local appreciation)).
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.99% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $90,867
• List price: $105,000
• Delta: 15.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.97×
• Total profit: $28,468
• Equity at exit: $50,398

10-year hold

• IRR: 17.6%
• Equity multiple: 3.71×
• Total profit: $79,623
• Equity at exit: $80,242

Cash invested: $29,400 (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 70554

• Home prices YoY: 3.4%
• Active inventory: 45
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $202

Break-even live

Break-even rent $784

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 341 DOM
2. 2026-06-17
   days on market $105,000 Active 340 DOM
3. 2026-06-16
   days on market $105,000 Active 339 DOM
4. 2026-06-15
   days on market $105,000 Active 338 DOM
5. 2026-06-13
   days on market $105,000 Active 336 DOM
6. 2026-06-12
   days on market $105,000 Active 335 DOM
7. 2026-06-09
   days on market $105,000 Active 332 DOM
8. 2026-06-08
   days on market $105,000 Active 331 DOM
9. 2026-06-07
   days on market $105,000 Active 330 DOM
10. 2026-06-07
    days on market $105,000 Active 329 DOM
11. 2026-06-04
    days on market $105,000 Active 326 DOM
12. 2026-06-02
    days on market $105,000 Active 325 DOM
13. 2026-06-01
    days on market $105,000 Active 324 DOM
14. 2026-05-31
    days on market $105,000 Active 323 DOM
15. 2026-05-31
    days on market $105,000 Active 322 DOM
16. 2026-01-08
    status Active 418-char remark

    Show marketing remark (418 chars)

    Charming 2-Bedroom Home in the Heart of MamouLocated in the welcoming Cajun community of Mamou, this classic 2-bedroom, 1.5-bath home sits on a desirable corner lot. With solid bones and timeless character, it offers an excellent opportunity for a first-time homebuyer or investor. With a bit of updating, this property has the potential to become a cozy primary residence or a valuable addition to a rental portfolio.

17. 2025-07-25
    price $105,000 418-char remark

    Show marketing remark (418 chars)

    Charming 2-Bedroom Home in the Heart of MamouLocated in the welcoming Cajun community of Mamou, this classic 2-bedroom, 1.5-bath home sits on a desirable corner lot. With solid bones and timeless character, it offers an excellent opportunity for a first-time homebuyer or investor. With a bit of updating, this property has the potential to become a cozy primary residence or a valuable addition to a rental portfolio.

18. 2025-05-05
    listed $123,000 Active 418-char remark

    Show marketing remark (418 chars)

    Charming 2-Bedroom Home in the Heart of MamouLocated in the welcoming Cajun community of Mamou, this classic 2-bedroom, 1.5-bath home sits on a desirable corner lot. With solid bones and timeless character, it offers an excellent opportunity for a first-time homebuyer or investor. With a bit of updating, this property has the potential to become a cozy primary residence or a valuable addition to a rental portfolio.

19. 2022-03-03
    soldstatus $140,000
20. 2019-09-18
    soldstatus $40,000

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$280/yr (+$23/mo · 94.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,475
• − Mortgage interest: −$5,882
• − Property taxes: −$297
• − Insurance: −$525
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,055
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,253/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Mamou

• Score: 64/100
• State rank: #181
• US rank: #14761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mamou, LA
• Population (ZIP): 5,028

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 29% Two or more races 4%
• Common ancestry: Lithuanian 21% German 3% Scandinavian 1%
• Languages at home: 82% English-only · French/Haitian/Cajun 17% Other Indo-European 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 106.3204
• 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

+162.5% since first listed

5 events — show timeline

• 2026-01-08 Relisted — AcadianaMLS
• 2025-07-25 Price Changed $105,000 AcadianaMLS
• 2025-05-05 Listed $123,000 AcadianaMLS
• 2022-03-03 Sold (Public Records) $140,000 Public Records
• 2019-09-18 Sold (Public Records) $40,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $297 · -21.0% YoY. Source: county tax records.