1033/1035 Vieux Jacquet Rd Unit A - B · Cade, LA 70518

$250,000

6 bd · 4.0 ba · 2,734 sqft · MultiFamily · 19 Days on market

Fair condition

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity in a fantastic location close to Hwy 90 and 182 with easy access to Broussard, Youngsville, Lafayette, and New Iberia. Three homes on one parcel of land. The homes on the rear of the lot are both rented at present time. They have been very well maintained with the rear homes having vinyl siding and a shared storage building. The home with road frontage (1033) is a beautiful old cypress house with 3 bedrooms and 2 baths, screened front porch and shady yard. The other 2 homes are both 2 bedrooms and 1 bath. A great place to call home! Rents: 1033-$1000; 1035A - $800; and 1035B- $750

Key facts

• Screened front porch
• Old cypress house
• Shady yard

Tags

• INVESTMENT OPPORTUNITY
• SHARED STORAGE BUILDING
• OLD CYPRESS HOUSE
• SCREENED FRONT PORCH
• SHADY YARD

Property features AI

Exterior

• Parking: Covered parking; Parking for 4 vehicles
• Utilities: Cable connected; Septic tank
• Home design: 3 total units (multifamily property)
• Construction: Frame construction; Wood siding
• Exterior features: Deck; Porch; Porches/Patios/Decks for Unit 1, Unit 2, and Unit 3; On-site storage

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat unit(s); Central air; AC unit(s)
• Interior features: Walk-in closet in Unit 1
• Laundry & utility: Washer and dryer provided (unit-specific: Unit 1 and Unit 3 listed); Washer and dryer (additional listed)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive. Per door: $451/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.3% in Cade — 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 53/100 on livability (#389 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, housing F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. Martinville Primary School (math 20% / reading 30%, grade F, #381 of 646 statewide, top 59%, 498 students, 77% FRL); St. Martinville Senior High School (math 12% / reading 22%, grade F, #203 of 265 statewide, top 80%, 610 students, 67% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 340 active listings in the ZIP; solid renter incomes; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $16,952
• Equity at exit: $37,276

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $88,893
• Equity at exit: $21,615

Cash invested: $70,000 (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 70518

• Home prices YoY: -16.0%
• Active inventory: 340
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,328 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $901

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,074	-5% $988	+0% $901	+5% $815	+10% $729
Rent	-10% $639	-5% $770	+0% $901	+5% $1,033	+10% $1,164
Rate	-1.0pp $1,027	-0.5pp $965	base $901	+0.5pp $837	+1.0pp $771

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$3,328
Total (2 units)			$3,328

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $250,000 Active 19 DOM
2. 2026-06-18
   days on market $250,000 Active 16 DOM
3. 2026-06-17
   days on market $250,000 Active 15 DOM
4. 2026-06-16
   days on market $250,000 Active 14 DOM
5. 2026-06-15
   remarks 616-char remark
6. 2026-06-15
   days on market $250,000 Active 13 DOM
7. 2026-06-14
   days on market $250,000 Active 11 DOM
8. 2026-06-13
   days on market $250,000 Active 10 DOM
9. 2026-06-10
   days on market $250,000 Active 8 DOM
10. 2026-06-09
    days on market $250,000 Active 7 DOM
11. 2026-06-08
    days on market $250,000 Active 6 DOM
12. 2026-06-07
    days on market $250,000 Active 5 DOM
13. 2026-06-05
    days on market $250,000 Active 2 DOM
14. 2026-06-03
    remarks 614-char remark
15. 2026-06-03
    listed $250,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,936
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,195
• − Management: −$3,195
• − Depreciation: −$7,273
• Taxable income: $7,270
• Est. tax owed @ 24.0%: −$1,745
• After-tax cash flow: $9,072/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, including a new roof, repainting, and landscaping. While it has rental income potential, substantial investment is needed to improve its condition and increase its value.

Repairs flagged

• Major roof — Signs of wear and potential leaks.
• Major exterior siding — Peeling and in need of repainting.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Wear and discoloration.
• Major HVAC/mechanicals — Old and may need replacement.
• Major landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value.
• Both Replacing the flooring — Improves living conditions and value.
• Both Repainting interior walls — Enhances interior appearance and value.
• Both Reconditioning HVAC units — Improves comfort and energy efficiency, increasing value.
• Both Landscaping and trimming — Enhances curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Wear and discoloration.	Major	$15,000–50,000
HVAC/mechanicals · Old and may need replacement.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value. ↑
• Both Replacing the flooring — Improves living conditions and value. ↑
• Both Repainting interior walls — Enhances interior appearance and value. ↑
• Both Reconditioning HVAC units — Improves comfort and energy efficiency, increasing value. ↑
• Both Landscaping and trimming — Enhances curb appeal and 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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Cade

• Score: 53/100
• State rank: #389
• US rank: #24247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cade, LA
• County: Lafayette Parish · 207,544 people
• City population: 17,263
• Metro: Lafayette, LA
• Population (ZIP): 17,263
• Household income: $106,710
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 117.0

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 20% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.65%
• Current HPI: 160.4167
• Rent YoY: —
• Metro: Lafayette, LA
• 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

1 event — show timeline

• 2026-06-02 Listed $250,000 AcadianaMLS