810 Abbirene St · Franklin, LA 70538

$95,000

3 bd · 1.5 ba · 1,718 sqft · SingleFamily · 346 Days on market

8,276 sqft lot $55/sqft · 8% below area Est $103k · 8% 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 +30.0/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your new home or new investment property in Franklin, Louisiana! Perfectly situated on a corner lot, this solid brick residence offers the ideal blend of comfort and convenience, just moments away from easy access to Highway 90. Featuring three spacious bedrooms and one and a half baths. The half bath provides the potential for conversion back to a full bath, offering added versatility to suit your needs. With no carpet throughout the home, you'll enjoy easy maintenance , enhanced by fresh interior paint. The home's many updates include a brand-new water heater and completely replaced plumbing lines (completed just two years ago), ensuring peace of mind for years to come. There is central heating and cooling as well.Outdoor features offer a fully fenced yard providing security and space for outdoor activities. For your convenience, a covered carport offers protected parking, complemented by an additional separate covered storage area that adds to the home's functionality.

Key facts

• No carpet
• Fresh interior paint
• Fully fenced yard

Tags

• CORNER LOT
• NO CARPET
• FRESH INTERIOR PAINT
• BRAND NEW WATER HEATER
• CENTRAL HEATING AND COOLING
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $4 ($54/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.5% in Franklin — 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 67/100 on livability (#107 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lagrange Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 229 students, 88% FRL); Franklin Junior High School (math 17% / reading 27%, grade F, #153 of 218 statewide, top 72%, 211 students, 88% FRL); Franklin Senior High School (math 5% / reading 37%, grade F, #179 of 265 statewide, top 68%, 297 students, 86% FRL) — zoned schools average 87% FRL vs 68% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 93 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $2k appreciation (2.6% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago 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.
• Current owner paid $34k; list at $95k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.37% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.45%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (median comp): $103,419
• List price: $95,000
• Delta: -8.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Carl C Foulcard Dr	0.16mi	3/1.0	1,700 (-1%)	4mo	$28,000	$16	85
620 Iberia St	0.56mi	3/1.0	1,696 (-1%)	14mo	$27,000	$16	58
1809 Gay Dr	0.34mi	3/2.0	1,500 (-13%)	8mo	$70,900	$47	54
1013 Cayce St	0.34mi	3/2.0	1,516 (-12%)	13mo	$105,000	$69	52
408 Sanders St	0.75mi	3/2.0	1,795 (+4%)	12mo	$75,000	$42	46
1124 Lee Charles St	0.54mi	3/2.0	1,460 (-15%)	21mo	$40,000	$27	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.37×
• Total profit: $9,761
• Equity at exit: $40,358

10-year hold

• IRR: 9.8%
• Equity multiple: 2.41×
• Total profit: $37,509
• Equity at exit: $60,422

Cash invested: $26,600 (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 70538

• Home prices YoY: 3.2%
• Active inventory: 93
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $4

Break-even live

Break-even rent $1,300

Max offer price $95,000

Occupancy floor 95%

Sensitivity live

Price	-10% $58	-5% $31	+0% $4	+5% $-22	+10% $-49
Rent	-10% $-99	-5% $-47	+0% $4	+5% $56	+10% $108
Rate	-1.0pp $52	-0.5pp $29	base $4	+0.5pp $-20	+1.0pp $-45

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $95,000 Active 346 DOM
2. 2026-06-21
   days on market $95,000 Active 345 DOM
3. 2026-06-18
   days on market $95,000 Active 343 DOM
4. 2026-06-17
   days on market $95,000 Active 342 DOM
5. 2026-06-16
   days on market $95,000 Active 341 DOM
6. 2026-06-15
   days on market $95,000 Active 340 DOM
7. 2026-06-13
   days on market $95,000 Active 338 DOM
8. 2026-06-12
   days on market $95,000 Active 337 DOM
9. 2026-06-09
   days on market $95,000 Active 334 DOM
10. 2026-06-08
    days on market $95,000 Active 333 DOM
11. 2026-06-07
    days on market $95,000 Active 332 DOM
12. 2026-06-07
    days on market $95,000 Active 331 DOM
13. 2026-06-04
    days on market $95,000 Active 328 DOM
14. 2026-06-02
    days on market $95,000 Active 327 DOM
15. 2026-06-01
    days on market $95,000 Active 326 DOM
16. 2026-05-31
    days on market $95,000 Active 325 DOM
17. 2026-05-31
    days on market $95,000 Active 324 DOM
18. 2025-07-10
    listed $95,000 Active 998-char remark

    Show marketing remark (998 chars)

    Welcome to your new home or new investment property in Franklin, Louisiana! Perfectly situated on a corner lot, this solid brick residence offers the ideal blend of comfort and convenience, just moments away from easy access to Highway 90. Featuring three spacious bedrooms and one and a half baths. The half bath provides the potential for conversion back to a full bath, offering added versatility to suit your needs. With no carpet throughout the home, you'll enjoy easy maintenance , enhanced by fresh interior paint. The home's many updates include a brand-new water heater and completely replaced plumbing lines (completed just two years ago), ensuring peace of mind for years to come. There is central heating and cooling as well.Outdoor features offer a fully fenced yard providing security and space for outdoor activities. For your convenience, a covered carport offers protected parking, complemented by an additional separate covered storage area that adds to the home's functionality.

19. 2011-01-26
    soldstatus $34,000 120-char remark

    Show marketing remark (120 chars)

    QUIET NEIGHBORHOOD IN FRANKLIN. HOME IS IN MOVE IN CONDITION AND JUST WAITING FOR SOMEONE LOOKING FOR AN AFFORDABLE HOME

20. 2010-12-15
    listed $36,900 120-char remark

    Show marketing remark (120 chars)

    QUIET NEIGHBORHOOD IN FRANKLIN. HOME IS IN MOVE IN CONDITION AND JUST WAITING FOR SOMEONE LOOKING FOR AN AFFORDABLE HOME

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $752 · $63/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 5/10 Major FEMA zone AE · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $15,668
• − Mortgage interest: −$5,321
• − Property taxes: −$752
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,764
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $359/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. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, LA
• Population (ZIP): 12,561

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 82.9321
• 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

+157.5% since first listed

3 events — show timeline

• 2025-07-10 Listed $95,000 AcadianaMLS
• 2011-01-26 Sold (MLS) $34,000 AcadianaMLS
• 2010-12-15 Listed $36,900 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $752 · +0.0% YoY. Source: county tax records.