220 E Bertheaud Ave · Opelousas, LA 70570

$109,200

3 bd · 2.0 ba · 2,300 sqft · SingleFamily · 3 Days on market

Built 1950 0.46 ac lot Est $193k · 43% under ↓ 20% since listing

---

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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

Opportunity awaits in this three bedroom, two bath home with ADU. Oversized lot features mature trees and landscaping. Some updates have been completed on the interior. Bring your design ideas and make this your dream home or your investment property.

Key facts

• Updates completed
• Adu
• Landscaping

Tags

• OVERSIZED LOT
• MATURE TREES
• LANDSCAPING
• ADU
• UPDATES COMPLETED

Property features AI

Finance

• Other: Property has human-modified listing information

Exterior

• Parking: Carport with two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level on one floor
• Construction: Frame construction; Shingle roof; Slab foundation; Built in average condition
• Exterior features: Rectangular lot; Located outside city limits

Interior

• Bedrooms: Bedrooms are on a single level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.6% 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.
• Market conditions: 312 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 $755 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,200

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $193,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 W Tennis St	0.19mi	3/2.0	1,993 (-13%)	3mo	$45,000	$23	66
227 W Tennis St	0.25mi	3/2.0	2,045 (-11%)	9mo	$139,000	$68	62
1203 Noah Ln	0.20mi	3/3.5	2,098 (-9%)	12mo	$210,000	$100	60
108 W Smiley St	0.32mi	3/3.5	2,221 (-3%)	20mo	$220,000	$99	57
1537 Parkview Dr	0.45mi	3/2.0	2,100 (-9%)	21mo	$99,900	$48	47
906 Eddins Ave	0.70mi	3/2.0	2,200 (-4%)	18mo	$184,500	$84	45
1931 Alonzo St	0.60mi	4/2.5 (+1)	2,426 (+6%)	15mo	$206,000	$85	44
313 S Market St	0.72mi	3/2.0	1,986 (-14%)	3mo	$110,000	$55	41

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,454
• Equity at exit: $16,282

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $25,814
• Equity at exit: $9,442

Cash invested: $30,576 (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: 312
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$573
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $301

Break-even live

Break-even rent $836

Max offer price $109,200

Occupancy floor 70%

Sensitivity live

Price	-10% $363	-5% $332	+0% $301	+5% $270	+10% $239
Rent	-10% $205	-5% $253	+0% $301	+5% $349	+10% $397
Rate	-1.0pp $356	-0.5pp $329	base $301	+0.5pp $273	+1.0pp $244

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: $27,300
• Closing costs: $3,276
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $109,200 Active 3 DOM
2. 2026-06-18
   remarks 251-char remark
3. 2026-06-18
   listed $109,200 Active 1 DOM

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $601 · $50/mo
• Expected delta: +$93/yr (+$8/mo · 18.4%)

ⓘ 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 · 21 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: $14,608
• − Mortgage interest: −$6,117
• − Property taxes: −$507
• − Insurance: −$546
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,177
• Taxable income: $1,924
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,154/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

-19.6% since first listed

15 events — show timeline

• 2026-06-17 Listed $109,200 GSREIN
• 2026-06-17 Listed $109,200 AcadianaMLS
• 2026-03-10 Pending — AcadianaMLS
• 2025-12-01 Listed $150,000 AcadianaMLS
• 2024-11-02 Rental Removed $1,150 RAAMLS
• 2024-10-03 Price Changed $1,150 RAAMLS
• 2024-08-12 Listed for Rent $1,250 RAAMLS
• 2024-06-03 Rental Removed $1,200 RAAMLS
• 2024-05-11 Listed for Rent $1,200 RAAMLS
• 2024-04-14 Relisted — AcadianaMLS
• 2024-03-07 Pending — AcadianaMLS
• 2023-12-04 Price Changed $169,000 AcadianaMLS
• 2023-10-09 Listed $175,900 AcadianaMLS
• 2022-06-28 Listed $171,000 AcadianaMLS
• 2007-08-27 Sold (Public Records) $135,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.