600 E Pearl St · Erath, LA 70533

$139,000

3 bd · 3.0 ba · 1,692 sqft · SingleFamily public records · 28 Days on market

Built 1957 Est $144k · at est.

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +9.0/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

Key facts

• Additional lot
• Expansive backyard
• Functional layout

Tags

• EXPANSIVE BACKYARD
• ADDITIONAL LOT
• WELL MAINTAINED INTERIOR
• FUNCTIONAL LAYOUT
• OUTDOOR GATHERINGS

Property features AI

Exterior

• Parking: Carport (2 covered spaces, total parking for 2)
• Utilities: City gas; Public sewer; City electric
• Home design: Single family residence; Road frontage: Other
• Exterior features: Other siding

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $6 ($77/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 $110k (20.9% below list).
• Recommended offer: $110k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#35 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dozier Elementary School (math 45% / reading 67%, grade C+, #87 of 646 statewide, top 13%, 547 students, 54% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Vermilion Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (20.9% below list)

Questions for the listing agent

1. Built in 1957 — 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. Schools are A-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $143,820
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 E Pearl St	0.00mi	3/3.0	1,584 (-6%)	24mo	$135,000	$85	69
204 N Patrick O Toole St	0.25mi	3/2.0	1,853 (+10%)	14mo	$185,000	$100	57
402 E Edwards Ave	0.19mi	3/2.0	1,901 (+12%)	20mo	$80,000	$42	50
208 W Hebert St	0.53mi	3/2.0	1,650 (-2%)	22mo	$125,000	$76	48
1021 S Broadway St	0.59mi	3/2.0	1,485 (-12%)	12mo	$176,800	$119	37
306 W Putnam Ave	0.53mi	2/2.0 (-1)	1,458 (-14%)	14mo	$120,000	$82	32

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-22,157
• Equity at exit: $20,725

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-18,944
• Equity at exit: $12,018

Cash invested: $38,920 (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 70533

• Active inventory: 35
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $6

Break-even live

Break-even rent $1,092

Max offer price $139,000

Occupancy floor 94%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 W Putnam St Erath, LA	3.0	2.0	1650	$1,100	$0.67	14d	1	0.44mi

Listing history 31 events

1. 2026-06-18
   days on market $139,000 Active 28 DOM
2. 2026-06-17
   days on market $139,000 Active 27 DOM
3. 2026-06-16
   days on market $139,000 Active 26 DOM
4. 2026-06-15
   days on market $139,000 Active 25 DOM
5. 2026-06-14
   days on market $139,000 Active 23 DOM
6. 2026-06-13
   days on market $139,000 Active 22 DOM
7. 2026-06-10
   days on market $139,000 Active 20 DOM
8. 2026-06-09
   days on market $139,000 Active 19 DOM
9. 2026-06-08
   days on market $139,000 Active 18 DOM
10. 2026-06-07
    days on market $139,000 Active 17 DOM
11. 2026-06-03
    pricedays on market $139,000 Active 13 DOM
12. 2026-06-02
    days on market $145,000 Active 12 DOM
13. 2026-06-01
    days on market $145,000 Active 11 DOM
14. 2026-05-31
    days on market $145,000 Active 10 DOM
15. 2026-05-30
    days on market $145,000 Active 9 DOM
16. 2026-05-21
    listed $145,000 Active
17. 2024-07-22
    soldstatus $135,000
18. 2024-06-21
    soldstatus $135,000 Sold 389-char remark

    Show marketing remark (389 chars)

    Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

19. 2024-05-20
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

20. 2024-05-15
    price $137,000 389-char remark

    Show marketing remark (389 chars)

    Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

21. 2024-03-27
    price $139,900 389-char remark

    Show marketing remark (389 chars)

    Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

22. 2023-11-14
    price $147,000 389-char remark

    Show marketing remark (389 chars)

    Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

23. 2023-09-27
    listed $149,900 Active 389-char remark

    Show marketing remark (389 chars)

    Nestled in Erath, Louisiana, 600 E Pearl Street seamlessly blends classic charm with modern comfort. Step outside to discover an expansive backyard on the additional lot directly behind the home, offering endless possibilities for outdoor enjoyment.With its turn-key readiness and convenient location, this home invites you to script the next chapter in the story with this Erath property.

24. 2020-08-05
    soldstatus $111,000
25. 2020-08-04
    soldstatus $111,000 749-char remark

    Show marketing remark (749 chars)

    **Qualifies for 100% RD Financing!!**Welcome home to the picture perfect home located in the highly demanded Dozier/ Erath school zones. Home has central ac/heat, neutral colors through out, granite tile countertops, updated fixtures, and the list goes on! Home sits on two lots providing a HUGE backyard the backs up to a dead end road. Home has an adorable front porch, a covered back patio, and an attached storage shed. All three bedrooms have nice sized closets, and as an added bonus there's even a BONUS room!! Bonus room would make a perfect office or craft room! Master Suite has a spacious closet, and jetted tub. Kitchen has been completely remodeled and includes all kitchen appliances. Formal Dining is a great place for family dinners!

26. 2020-05-18
    listed $110,900 749-char remark

    Show marketing remark (749 chars)

    **Qualifies for 100% RD Financing!!**Welcome home to the picture perfect home located in the highly demanded Dozier/ Erath school zones. Home has central ac/heat, neutral colors through out, granite tile countertops, updated fixtures, and the list goes on! Home sits on two lots providing a HUGE backyard the backs up to a dead end road. Home has an adorable front porch, a covered back patio, and an attached storage shed. All three bedrooms have nice sized closets, and as an added bonus there's even a BONUS room!! Bonus room would make a perfect office or craft room! Master Suite has a spacious closet, and jetted tub. Kitchen has been completely remodeled and includes all kitchen appliances. Formal Dining is a great place for family dinners!

27. 2019-03-19
    soldstatus $99,000
28. 2019-03-14
    soldstatus $99,000
29. 2019-01-06
    listed $99,900
30. 2009-07-23
    soldstatus $44,500
31. 2008-12-19
    listed $44,900

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$7,786
• − Property taxes: −$909
• − Insurance: −$695
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,044
• Taxable loss: −$2,345
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $640/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: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Erath

• Score: 73/100
• State rank: #35
• US rank: #5499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erath, LA
• Population (ZIP): 6,793

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 4% Black 4%
• Common ancestry: Lithuanian 13% Romanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.05%
• Current HPI: 94.708
• 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

+222.9% since first listed

16 events — show timeline

• 2026-05-21 Listed $145,000 AcadianaMLS
• 2024-07-22 Sold (Public Records) $135,000 Public Records
• 2024-06-21 Sold (MLS) $135,000 AcadianaMLS
• 2024-05-20 Pending — AcadianaMLS
• 2024-05-15 Price Changed $137,000 AcadianaMLS
• 2024-03-27 Price Changed $139,900 AcadianaMLS
• 2023-11-14 Price Changed $147,000 AcadianaMLS
• 2023-09-27 Listed $149,900 AcadianaMLS
• 2020-08-05 Sold (Public Records) $111,000 Public Records
• 2020-08-04 Sold (MLS) $111,000 AcadianaMLS
• 2020-05-18 Listed $110,900 AcadianaMLS
• 2019-03-19 Sold (Public Records) $99,000 Public Records
• 2019-03-14 Sold (MLS) $99,000 AcadianaMLS
• 2019-01-06 Listed $99,900 AcadianaMLS
• 2009-07-23 Sold (MLS) $44,500 AcadianaMLS
• 2008-12-19 Listed $44,900 AcadianaMLS

Property tax history

+5.9%/yr

Latest (2025): $909 · -0.1% YoY. Source: county tax records.