2205 Paul Gaudet St · Paulina, LA 70763

$85,000

2 bd · 1.0 ba · 1,412 sqft · SingleFamily · 155 Days on market

Built 1987 Fair condition $60/sqft · 43% below area Est $149k · 43% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2-bedroom, 1-bath home suited for investors seeking solid rental potential. Features a practical layout with a comfortable living area and a functional kitchen. Bedrooms offer useful space for tenants, and the single bath is straightforward and easy to maintain. Property sits on a manageable lot with room for minor updates to boost value. Reliable location for rental demand and a clean entry point for long-term hold or light renovation strategy. Living room is currently being used as a third bedroom. Sellers to make NO repairs. Property is currently being rented.

Key facts

• Parking
• Built 1987
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#71 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $149,036
• List price: $85,000
• Delta: -42.97%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2604 La Hwy 44	0.47mi	3/2.0 (+1)	1,457 (+3%)	23mo	$210,000	$144	44
2301 N King Ave	0.67mi	3/2.0 (+1)	1,325 (-6%)	8mo	$31,500	$24	43
2169 S Albert St	0.73mi	3/1.0 (+1)	1,435 (+2%)	23mo	$145,000	$101	39
2220 S Central Ave	0.71mi	3/2.0 (+1)	1,600 (+13%)	2mo	$198,000	$124	35

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,047
• Equity at exit: $12,674

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $22,199
• Equity at exit: $7,349

Cash invested: $23,800 (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 70763

• Active inventory: 15
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $248

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $85,000 Active 155 DOM
2. 2026-06-18
   days on market $85,000 Active 154 DOM
3. 2026-06-17
   days on market $85,000 Active 153 DOM
4. 2026-06-16
   days on market $85,000 Active 152 DOM
5. 2026-06-15
   days on market $85,000 Active 151 DOM
6. 2026-06-14
   days on market $85,000 Active 149 DOM
7. 2026-06-13
   days on market $85,000 Active 148 DOM
8. 2026-06-10
   days on market $85,000 Active 146 DOM
9. 2026-06-09
   days on market $85,000 Active 145 DOM
10. 2026-06-08
    days on market $85,000 Active 144 DOM
11. 2026-06-07
    days on market $85,000 Active 143 DOM
12. 2026-06-05
    days on market $85,000 Active 140 DOM
13. 2026-06-02
    days on market $85,000 Active 138 DOM
14. 2026-06-01
    days on market $85,000 Active 137 DOM
15. 2026-05-31
    days on market $85,000 Active 136 DOM
16. 2026-05-30
    days on market $85,000 Active 135 DOM
17. 2026-01-14
    listed $85,000 Active 574-char remark

    Show marketing remark (574 chars)

    Cozy 2-bedroom, 1-bath home suited for investors seeking solid rental potential. Features a practical layout with a comfortable living area and a functional kitchen. Bedrooms offer useful space for tenants, and the single bath is straightforward and easy to maintain. Property sits on a manageable lot with room for minor updates to boost value. Reliable location for rental demand and a clean entry point for long-term hold or light renovation strategy. Living room is currently being used as a third bedroom. Sellers to make NO repairs. Property is currently being rented.

18. 2026-01-14
    listed $85,000 Active 574-char remark

    Show marketing remark (574 chars)

    Cozy 2-bedroom, 1-bath home suited for investors seeking solid rental potential. Features a practical layout with a comfortable living area and a functional kitchen. Bedrooms offer useful space for tenants, and the single bath is straightforward and easy to maintain. Property sits on a manageable lot with room for minor updates to boost value. Reliable location for rental demand and a clean entry point for long-term hold or light renovation strategy. Living room is currently being used as a third bedroom. Sellers to make NO repairs. Property is currently being rented.

19. 2025-12-22
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,692
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,473
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,563/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its condition and value. Key areas for improvement include the kitchen and bathrooms, which need new flooring and cleaning. Painting the interior walls and landscaping can also enhance the home's curb appeal.

Repairs flagged

• Major kitchen flooring — Worn and needs replacement
• Major bathroom flooring — Worn and needs replacement
• Moderate kitchen cabinets — Cluttered and need cleaning
• Moderate bathroom cabinets — Cluttered and need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve curb appeal and interior aesthetics
• Both Replace kitchen and bathroom flooring — New flooring will improve the home's appearance and functionality
• Both Deep clean and organize kitchen and bathrooms — A clean and organized space will attract more potential buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · Worn and needs replacement	Major	$15,000–50,000
bathroom flooring · Worn and needs replacement	Major	$15,000–50,000
kitchen cabinets · Cluttered and need cleaning	Moderate	$3,000–15,000
bathroom cabinets · Cluttered and need cleaning	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Replace kitchen and bathroom flooring — New flooring will improve the home's appearance and functionality ↑
• Both Deep clean and organize kitchen and bathrooms — A clean and organized space will attract more potential buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Paulina

• Score: 69/100
• State rank: #71
• US rank: #8533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paulina, LA
• City population: 4,539
• Population (ZIP): 4,539

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 22% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 20%
• Foreign-born: 0%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.38%
• Current HPI: 120.1897
• 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

+21.4% since first listed

3 events — show timeline

• 2026-01-14 Listed $85,000 AcadianaMLS
• 2026-01-14 Listed $85,000 GSREIN
• 2025-12-22 Listed $70,000 Fizber.com