600 E Jane St · Abbeville, LA 70510

$109,000

3 bd · 2.0 ba · 1,090 sqft · SingleFamily · 105 Days on market

7,840 sqft lot $100/sqft · 47% below area Est $207k · 47% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own at an affordable price point while adding your finishing touches to this partially renovated 3BR/2BA gem. The interior boasts a stylish refresh with modern black accents and updated flooring. Most of the hard work is complete, leaving just one room for you to finish. Outside, enjoy a spacious yard and the peace of mind that comes with a metal roof. Ideal for those looking for a 'light project' with a high reward. Seller to make no further repairs; priced accordingly for its potential.

Key facts

• Modern cabinetry
• Stainless appliances
• Large yard

Tags

• UPDATED FLOORING
• MODERN BLACK TRIM
• MODERN CABINETRY
• AMPLE STORAGE
• STAINLESS APPLIANCES
• LARGE YARD

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 $73 ($882/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 $108k (0.5% below list).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.6% in Abbeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#94 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.
• 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.
• Market conditions: 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $754 of loan paydown is wiped out by about $3k 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 105 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $109k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $207,271
• List price: $109,000
• Delta: -47.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Harvest Ln	0.39mi	3/2.0	1,216 (+12%)	11mo	$197,999	$163	53

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-12,949
• Equity at exit: $16,252

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,109
• Equity at exit: $9,424

Cash invested: $30,520 (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 70510

• Active inventory: 180
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$45
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $73

Break-even live

Break-even rent $991

Max offer price $109,000

Occupancy floor 88%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	43d	1	0.73mi
122 Acacia Ln Abbeville, LA	3.0	2.0	1327	$1,500	$1.13	21d	1	0.94mi
301 E Lafayette St Unit 2 Abbeville, LA	2.0	1.0	800	$1,199	$1.50	13d	1	1.38mi

Listing history 22 events

1. 2026-06-18
   days on market $109,000 Active 105 DOM
2. 2026-06-17
   days on market $109,000 Active 104 DOM
3. 2026-06-16
   days on market $109,000 Active 103 DOM
4. 2026-06-15
   days on market $109,000 Active 102 DOM
5. 2026-06-14
   days on market $109,000 Active 100 DOM
6. 2026-06-13
   days on market $109,000 Active 99 DOM
7. 2026-06-10
   days on market $109,000 Active 97 DOM
8. 2026-06-09
   days on market $109,000 Active 96 DOM
9. 2026-06-08
   days on market $109,000 Active 95 DOM
10. 2026-06-07
    days on market $109,000 Active 94 DOM
11. 2026-06-03
    days on market $109,000 Active 90 DOM
12. 2026-06-02
    days on market $109,000 Active 89 DOM
13. 2026-06-01
    days on market $109,000 Active 88 DOM
14. 2026-05-31
    days on market $109,000 Active 87 DOM
15. 2026-05-30
    days on market $109,000 Active 86 DOM
16. 2026-04-24
    price $109,000 493-char remark

    Show marketing remark (493 chars)

    Own at an affordable price point while adding your finishing touches to this partially renovated 3BR/2BA gem. The interior boasts a stylish refresh with modern black accents and updated flooring. Most of the hard work is complete, leaving just one room for you to finish. Outside, enjoy a spacious yard and the peace of mind that comes with a metal roof. Ideal for those looking for a 'light project' with a high reward. Seller to make no further repairs; priced accordingly for its potential.

17. 2026-04-24
    status Active 493-char remark

    Show marketing remark (493 chars)

    Own at an affordable price point while adding your finishing touches to this partially renovated 3BR/2BA gem. The interior boasts a stylish refresh with modern black accents and updated flooring. Most of the hard work is complete, leaving just one room for you to finish. Outside, enjoy a spacious yard and the peace of mind that comes with a metal roof. Ideal for those looking for a 'light project' with a high reward. Seller to make no further repairs; priced accordingly for its potential.

18. 2026-03-19
    price $99,000 493-char remark

    Show marketing remark (493 chars)

    Own at an affordable price point while adding your finishing touches to this partially renovated 3BR/2BA gem. The interior boasts a stylish refresh with modern black accents and updated flooring. Most of the hard work is complete, leaving just one room for you to finish. Outside, enjoy a spacious yard and the peace of mind that comes with a metal roof. Ideal for those looking for a 'light project' with a high reward. Seller to make no further repairs; priced accordingly for its potential.

19. 2026-02-19
    listed $116,000 Active 493-char remark

    Show marketing remark (493 chars)

    Own at an affordable price point while adding your finishing touches to this partially renovated 3BR/2BA gem. The interior boasts a stylish refresh with modern black accents and updated flooring. Most of the hard work is complete, leaving just one room for you to finish. Outside, enjoy a spacious yard and the peace of mind that comes with a metal roof. Ideal for those looking for a 'light project' with a high reward. Seller to make no further repairs; priced accordingly for its potential.

20. 2023-10-06
    soldstatus $38,000 Sold 255-char remark

    Show marketing remark (255 chars)

    Calling all investors!! This would be a great rental property! 3 bedrooms/2 baths/nice sized back yard and covered patio!! Great country location right outside of Abbeville! Schedule your showing today! Recently appraised! Priced to sell! Selling AS IS!!!

21. 2023-09-27
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Calling all investors!! This would be a great rental property! 3 bedrooms/2 baths/nice sized back yard and covered patio!! Great country location right outside of Abbeville! Schedule your showing today! Recently appraised! Priced to sell! Selling AS IS!!!

22. 2023-09-24
    listed $55,000 Active 255-char remark

    Show marketing remark (255 chars)

    Calling all investors!! This would be a great rental property! 3 bedrooms/2 baths/nice sized back yard and covered patio!! Great country location right outside of Abbeville! Schedule your showing today! Recently appraised! Priced to sell! Selling AS IS!!!

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$108/yr (+$9/mo · 21.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $13,013
• − Mortgage interest: −$6,106
• − Property taxes: −$492
• − Insurance: −$2,048
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,171
• Taxable loss: −$885
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,094/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 — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

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): 23,909

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: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

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: ▼ -70.44%
• Current HPI: 97.6131
• 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

+98.2% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $109,000 AcadianaMLS
• 2026-04-24 Relisted — AcadianaMLS
• 2026-03-19 Price Changed $99,000 AcadianaMLS
• 2026-02-19 Listed $116,000 AcadianaMLS
• 2023-10-06 Sold (MLS) $38,000 AcadianaMLS
• 2023-09-27 Pending — AcadianaMLS
• 2023-09-24 Listed $55,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $492 · -0.3% YoY. Source: county tax records.