1698 Highway 743 · Opelousas, LA 70570

$89,900

2 bd · 2.0 ba · 1,559 sqft · Other · 248 Days on market

Fair condition 0.80 ac lot $58/sqft · 60% below area ↓ 14% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the hustle and bustle while still enjoying city conveniences with this charming 1,554 sq. ft. cottage on 0.80 acre--unrestricted, unzoned, and located in Flood Zone X. Offering space, flexibility, and potential, this one-story home is ideal for those looking for room to grow or customize. Inside, you'll find a large galley kitchen with solid wood cabinets, an oversized walk-in pantry, and all appliances included. A generous laundry room provides excellent storage, and a versatile flex space that easily adapts as a home office, hobby room, or potential third bedroom. The primary suite features dual closets and a private bath, creating a comfortable retreat. Outside, a covered carport offers the perfect spot for weekend gatherings or relaxing evenings. With 200-amp electrical, a new mechanical sewer, and a peaceful setting just minutes from I-49 and the Walmart Distribution Center, this property delivers the best of country feel with convenient access. Sold as is and priced to reflect the potential--don't miss this opportunity.

Key facts

• Solid wood cabinets
• Large galley kitchen
• 0.80 acres

Tags

• 0.80 ACRES
• UPDATED 200-AMP ELECTRICAL
• NEW MECHANICAL SEWER
• LARGE GALLEY KITCHEN
• SOLID WOOD CABINETS
• OVERSIZED WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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. 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: 1.19% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $224,911
• List price: $89,900
• Delta: -60.03%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,115
• Equity at exit: $13,404

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $27,567
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $294

Break-even live

Break-even rent $700

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $345	-5% $319	+0% $294	+5% $268	+10% $243
Rent	-10% $209	-5% $251	+0% $294	+5% $336	+10% $378
Rate	-1.0pp $339	-0.5pp $317	base $294	+0.5pp $270	+1.0pp $247

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,900 Active 248 DOM
2. 2026-06-18
   days on market $89,900 Active 246 DOM
3. 2026-06-17
   days on market $89,900 Active 245 DOM
4. 2026-06-16
   days on market $89,900 Active 244 DOM
5. 2026-06-15
   days on market $89,900 Active 243 DOM
6. 2026-06-13
   days on market $89,900 Active 241 DOM
7. 2026-06-12
   days on market $89,900 Active 240 DOM
8. 2026-06-09
   days on market $89,900 Active 237 DOM
9. 2026-06-08
   days on market $89,900 Active 236 DOM
10. 2026-06-07
    days on market $89,900 Active 235 DOM
11. 2026-06-07
    days on market $89,900 Active 234 DOM
12. 2026-06-04
    days on market $89,900 Active 231 DOM
13. 2026-06-02
    days on market $89,900 Active 230 DOM
14. 2026-06-01
    days on market $89,900 Active 229 DOM
15. 2026-05-31
    days on market $89,900 Active 228 DOM
16. 2026-05-31
    days on market $89,900 Active 227 DOM
17. 2026-05-20
    price $89,900 1050-char remark

    Show marketing remark (1050 chars)

    Escape the hustle and bustle while still enjoying city conveniences with this charming 1,554 sq. ft. cottage on 0.80 acre--unrestricted, unzoned, and located in Flood Zone X. Offering space, flexibility, and potential, this one-story home is ideal for those looking for room to grow or customize. Inside, you'll find a large galley kitchen with solid wood cabinets, an oversized walk-in pantry, and all appliances included. A generous laundry room provides excellent storage, and a versatile flex space that easily adapts as a home office, hobby room, or potential third bedroom. The primary suite features dual closets and a private bath, creating a comfortable retreat. Outside, a covered carport offers the perfect spot for weekend gatherings or relaxing evenings. With 200-amp electrical, a new mechanical sewer, and a peaceful setting just minutes from I-49 and the Walmart Distribution Center, this property delivers the best of country feel with convenient access. Sold as is and priced to reflect the potential--don't miss this opportunity.

18. 2026-02-11
    price $94,900 1050-char remark

    Show marketing remark (1050 chars)

    Escape the hustle and bustle while still enjoying city conveniences with this charming 1,554 sq. ft. cottage on 0.80 acre--unrestricted, unzoned, and located in Flood Zone X. Offering space, flexibility, and potential, this one-story home is ideal for those looking for room to grow or customize. Inside, you'll find a large galley kitchen with solid wood cabinets, an oversized walk-in pantry, and all appliances included. A generous laundry room provides excellent storage, and a versatile flex space that easily adapts as a home office, hobby room, or potential third bedroom. The primary suite features dual closets and a private bath, creating a comfortable retreat. Outside, a covered carport offers the perfect spot for weekend gatherings or relaxing evenings. With 200-amp electrical, a new mechanical sewer, and a peaceful setting just minutes from I-49 and the Walmart Distribution Center, this property delivers the best of country feel with convenient access. Sold as is and priced to reflect the potential--don't miss this opportunity.

19. 2026-01-07
    price $99,900 1050-char remark

    Show marketing remark (1050 chars)

    Escape the hustle and bustle while still enjoying city conveniences with this charming 1,554 sq. ft. cottage on 0.80 acre--unrestricted, unzoned, and located in Flood Zone X. Offering space, flexibility, and potential, this one-story home is ideal for those looking for room to grow or customize. Inside, you'll find a large galley kitchen with solid wood cabinets, an oversized walk-in pantry, and all appliances included. A generous laundry room provides excellent storage, and a versatile flex space that easily adapts as a home office, hobby room, or potential third bedroom. The primary suite features dual closets and a private bath, creating a comfortable retreat. Outside, a covered carport offers the perfect spot for weekend gatherings or relaxing evenings. With 200-amp electrical, a new mechanical sewer, and a peaceful setting just minutes from I-49 and the Walmart Distribution Center, this property delivers the best of country feel with convenient access. Sold as is and priced to reflect the potential--don't miss this opportunity.

20. 2025-10-14
    listed $105,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    Escape the hustle and bustle while still enjoying city conveniences with this charming 1,554 sq. ft. cottage on 0.80 acre--unrestricted, unzoned, and located in Flood Zone X. Offering space, flexibility, and potential, this one-story home is ideal for those looking for room to grow or customize. Inside, you'll find a large galley kitchen with solid wood cabinets, an oversized walk-in pantry, and all appliances included. A generous laundry room provides excellent storage, and a versatile flex space that easily adapts as a home office, hobby room, or potential third bedroom. The primary suite features dual closets and a private bath, creating a comfortable retreat. Outside, a covered carport offers the perfect spot for weekend gatherings or relaxing evenings. With 200-amp electrical, a new mechanical sewer, and a peaceful setting just minutes from I-49 and the Walmart Distribution Center, this property delivers the best of country feel with convenient access. Sold as is and priced to reflect the potential--don't miss this opportunity.

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $525 · $44/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,857
• − Mortgage interest: −$5,036
• − Property taxes: −$525
• − Insurance: −$450
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,615
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $3,003/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 repairs and maintenance, with potential for significant value increase through updates to the exterior, interior, and kitchen and bathroom renovations.

Repairs flagged

• Minor exterior siding — slight wear
• Minor landscaping — overgrown vegetation

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Rental landscaping — improves curb appeal and attracts tenants
• Both update kitchen cabinets — modernizes kitchen and adds value
• Both update bathrooms — modernizes bathrooms and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · slight wear	Minor	$500–3,000
landscaping · overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Rental landscaping — improves curb appeal and attracts tenants ↑
• Both update kitchen cabinets — modernizes kitchen and adds value ↑
• Both update bathrooms — modernizes bathrooms and adds value ↑

ⓘ 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. 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

• 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

-14.4% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $89,900 AcadianaMLS
• 2026-02-11 Price Changed $94,900 AcadianaMLS
• 2026-01-07 Price Changed $99,900 AcadianaMLS
• 2025-10-14 Listed $105,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $525 · +0.0% YoY. Source: county tax records.