131 W Dunbar Ave · Opelousas, LA 70570

$109,900

3 bd · 2.0 ba · 1,440 sqft · Other · 111 Days on market

0.50 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• 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

Nice spacious family home located in a nice area approx. half mile from I-49. The home features 3BR, 2BA, new roof only 2 years old, C/H/A, a doulbe attached carport, and a nice backyard all on a corner lot.

Key facts

• 0.5 acre lot
• 2 parking spots
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.0% in Opelousas — 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 63/100 on livability (#187 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.
• Zoned schools: Park Vista Elementary School (math 18% / reading 25%, grade F, #434 of 646 statewide, top 68%, 575 students, 77% FRL); Opelousas Middle School (math 5% / reading 16%, grade F, #197 of 218 statewide, top 91%, 246 students, 92% FRL); Opelousas Senior High School (math 11% / reading 18%, grade F, #224 of 265 statewide, top 86%, 840 students, 77% FRL).
• Market conditions: 309 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. 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?
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: 1.08% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $7
• Equity at exit: $16,386

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $22,827
• Equity at exit: $9,502

Cash invested: $30,772 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 309
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $280

Break-even live

Break-even rent $835

Max offer price $109,900

Occupancy floor 71%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   soldstatus $114,200
2. 2026-03-17
   status Pending
3. 2026-03-13
   price $109,900
4. 2026-01-28
   price $129,000
5. 2025-11-25
   listed $149,900 Active
6. 2014-04-15
   soldstatus $113,500
7. 2007-02-26
   soldstatus $89,900 207-char remark

   Show marketing remark (207 chars)

   Nice spacious family home located in a nice area approx. half mile from I-49. The home features 3BR, 2BA, new roof only 2 years old, C/H/A, a doulbe attached carport, and a nice backyard all on a corner lot.

8. 2007-02-26
   soldstatus $89,900

   Show marketing remark (207 chars)

   Nice spacious family home located in a nice area approx. half mile from I-49. The home features 3BR, 2BA, new roof only 2 years old, C/H/A, a doulbe attached carport, and a nice backyard all on a corner lot.

9. 2006-10-23
   listed $93,000 207-char remark

   Show marketing remark (207 chars)

   Nice spacious family home located in a nice area approx. half mile from I-49. The home features 3BR, 2BA, new roof only 2 years old, C/H/A, a doulbe attached carport, and a nice backyard all on a corner lot.

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$151/yr (+$13/mo · 33.4%)

ⓘ 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 ≥110°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: $14,283
• − Mortgage interest: −$6,156
• − Property taxes: −$453
• − Insurance: −$550
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,197
• Taxable income: $1,642
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,971/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 — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

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: Opelousas, LA
• Population (ZIP): 37,188

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

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: ▼ -52.38%
• Current HPI: 98.4256
• 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

+22.8% since first listed

9 events — show timeline

• 2026-05-05 Sold (Public Records) $114,200 Public Records
• 2026-03-17 Pending — AcadianaMLS
• 2026-03-13 Price Changed $109,900 AcadianaMLS
• 2026-01-28 Price Changed $129,000 AcadianaMLS
• 2025-11-25 Listed $149,900 AcadianaMLS
• 2014-04-15 Sold (Public Records) $113,500 Public Records
• 2007-02-26 Sold (Public Records) $89,900 Public Records
• 2007-02-26 Sold (MLS) $89,900 AcadianaMLS
• 2006-10-23 Listed $93,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.