319 Custom House St · Arnaudville, LA 70512

$60,000

2 bd · 1.5 ba · 1,637 sqft · SingleFamily · 40 Days on market

Built 1956 0.36 ac lot $37/sqft · 65% below area ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special available in the town of Arnaudville. Beautiful lot with a chain link fence around. There is a nice back patio and a shed that is on a concrete slab. The roof is metal and the exterior is brick. Property does need some work, but is priced to sell.

Key facts

• Metal roof
• Brick exterior
• Concrete slab

Tags

• BACK PATIO
• CONCRETE SLAB
• METAL ROOF
• BRICK EXTERIOR

Property features AI

Exterior

• Parking: Carport (1 space); 1 covered parking space; Total parking for 1 vehicle
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence; Fixer condition; City street frontage (paved)
• Construction: Brick veneer and frame construction
• Exterior features: Outdoor kitchen; Covered patio/porch; Shed(s); Chain link and partial fencing; Metal roof

Interior

• Kitchen: Electric stove
• Flooring: Tile; Wood; Wood laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formica counters; Fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#52 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment 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: Arnaudville Middle School (math 22% / reading 41%, grade F, #108 of 218 statewide, top 50%, 177 students, 69% FRL); Beau Chene High School (math 22% / reading 29%, grade F, #149 of 265 statewide, top 56%, 891 students, 58% FRL).
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 2.67% ✓
• Cap rate: 23.26%
• Cash-on-cash: 60.59%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (median comp): $173,604
• List price: $60,000
• Delta: -65.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
575 Main St	0.32mi	3/2.0 (+1)	1,600 (-2%)	4mo	$64,000	$40	70
234 Saint Joseph St	0.28mi	3/2.0 (+1)	1,583 (-3%)	8mo	$130,000	$82	67
1009 Bushville Hwy	0.47mi	3/2.0 (+1)	1,684 (+3%)	3mo	$50,000	$30	64
223 4th St	0.50mi	3/2.0 (+1)	1,419 (-13%)	2mo	$190,500	$134	46
1040 Wilkins St	0.74mi	3/2.0 (+1)	1,710 (+4%)	6mo	$205,000	$120	46

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: 59.4%
• Equity multiple: 3.64×
• Total profit: $44,324
• Equity at exit: $8,946

10-year hold

• IRR: 64.1%
• Equity multiple: 7.44×
• Total profit: $108,259
• Equity at exit: $5,188

Cash invested: $16,800 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 66
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $848

Break-even live

Break-even rent $526

Max offer price $60,000

Occupancy floor 42%

Sensitivity live

Price	-10% $882	-5% $865	+0% $848	+5% $831	+10% $814
Rent	-10% $722	-5% $785	+0% $848	+5% $911	+10% $975
Rate	-1.0pp $878	-0.5pp $863	base $848	+0.5pp $833	+1.0pp $817

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Union St Arnaudville, LA	2.0	2.0	1415	$1,600	$1.13	14d	1	0.53mi

Listing history 18 events

1. 2026-06-21
   days on market $60,000 Active 40 DOM
2. 2026-06-21
   days on market $60,000 Active 39 DOM
3. 2026-06-18
   days on market $60,000 Active 37 DOM
4. 2026-06-17
   days on market $60,000 Active 36 DOM
5. 2026-06-16
   days on market $60,000 Active 35 DOM
6. 2026-06-15
   days on market $60,000 Active 34 DOM
7. 2026-06-13
   days on market $60,000 Active 32 DOM
8. 2026-06-12
   days on market $60,000 Active 31 DOM
9. 2026-06-09
   days on market $60,000 Active 28 DOM
10. 2026-06-08
    days on market $60,000 Active 27 DOM
11. 2026-06-07
    days on market $60,000 Active 26 DOM
12. 2026-06-07
    days on market $60,000 Active 25 DOM
13. 2026-06-04
    days on market $60,000 Active 22 DOM
14. 2026-06-02
    days on market $60,000 Active 21 DOM
15. 2026-06-01
    days on market $60,000 Active 20 DOM
16. 2026-05-31
    days on market $60,000 Active 19 DOM
17. 2026-05-31
    days on market $60,000 Active 18 DOM
18. 2026-05-12
    listed $65,000 Active 269-char remark

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$3,361
• − Property taxes: −$914
• − Insurance: −$300
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,745
• Taxable income: $9,808
• Est. tax owed @ 24.0%: −$2,354
• After-tax cash flow: $7,824/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 — Arnaudville

• Score: 71/100
• State rank: #52
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnaudville, LA
• Population (ZIP): 10,703

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

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: ▼ -53.35%
• Current HPI: 132.9236
• 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

-7.7% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $60,000 AcadianaMLS
• 2026-05-12 Listed $65,000 AcadianaMLS

Property tax history

+12.7%/yr

Latest (2025): $914 · +0.0% YoY. Source: county tax records.