405 S Market St · Opelousas, LA 70570

$85,000

2 bd · 1.0 ba · 1,395 sqft · Other · 275 Days on market

7,840 sqft lot $61/sqft · at area comps Est $86k · at est. ↓ 26% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.8/15.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near the interstate, shopping, and restaurants, this home offers comfort and accessibility. It features 2 bedrooms and 1 bathroom, a newly installed roof (2023), and a Safe Step walk-in tub for added safety and ease. Outside, you'll find storage sheds in the backyard, perfect for tools, hobbies, or extra space. A great opportunity for anyone looking for a home in a prime location!

Key facts

• Newly installed roof
• Storage sheds
• 7,840 sq ft lot

Tags

• NEWLY INSTALLED ROOF
• SAFE STEP WALK-IN TUB
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 309 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $85,549
• List price: $85,000
• Delta: -0.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $697
• Equity at exit: $12,674

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $19,130
• Equity at exit: $7,349

Cash invested: $23,800 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 309
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $228

Break-even live

Break-even rent $634

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 N Railroad Ave Opelousas, LA	3.0	1.0	1013	$900	$0.89	43d	1	0.95mi
1618 Caddo St Opelousas, LA	3.0	1.0	950	$925	$0.97	43d	1	1.27mi
2238 Ledoux Cir Opelousas, LA	3.0	1.0	1000	$950	$0.95	43d	1	1.33mi

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 275 DOM
2. 2026-06-17
   days on market $85,000 Active 274 DOM
3. 2026-06-16
   days on market $85,000 Active 273 DOM
4. 2026-06-15
   days on market $85,000 Active 272 DOM
5. 2026-06-13
   days on market $85,000 Active 270 DOM
6. 2026-06-12
   days on market $85,000 Active 269 DOM
7. 2026-06-09
   days on market $85,000 Active 266 DOM
8. 2026-06-08
   days on market $85,000 Active 265 DOM
9. 2026-06-07
   days on market $85,000 Active 264 DOM
10. 2026-06-07
    days on market $85,000 Active 263 DOM
11. 2026-06-04
    days on market $85,000 Active 260 DOM
12. 2026-06-02
    days on market $85,000 Active 259 DOM
13. 2026-06-01
    days on market $85,000 Active 258 DOM
14. 2026-05-31
    days on market $85,000 Active 257 DOM
15. 2026-05-31
    days on market $85,000 Active 256 DOM
16. 2026-01-06
    price $85,000 404-char remark

    Show marketing remark (404 chars)

    Conveniently located near the interstate, shopping, and restaurants, this home offers comfort and accessibility. It features 2 bedrooms and 1 bathroom, a newly installed roof (2023), and a Safe Step walk-in tub for added safety and ease. Outside, you'll find storage sheds in the backyard, perfect for tools, hobbies, or extra space. A great opportunity for anyone looking for a home in a prime location!

17. 2025-09-24
    price $98,000 404-char remark

    Show marketing remark (404 chars)

    Conveniently located near the interstate, shopping, and restaurants, this home offers comfort and accessibility. It features 2 bedrooms and 1 bathroom, a newly installed roof (2023), and a Safe Step walk-in tub for added safety and ease. Outside, you'll find storage sheds in the backyard, perfect for tools, hobbies, or extra space. A great opportunity for anyone looking for a home in a prime location!

18. 2025-09-16
    listed $125,000 Active 404-char remark

    Show marketing remark (404 chars)

    Conveniently located near the interstate, shopping, and restaurants, this home offers comfort and accessibility. It features 2 bedrooms and 1 bathroom, a newly installed roof (2023), and a Safe Step walk-in tub for added safety and ease. Outside, you'll find storage sheds in the backyard, perfect for tools, hobbies, or extra space. A great opportunity for anyone looking for a home in a prime location!

19. 2019-07-23
    soldstatus $75,000
20. 2019-07-19
    soldstatus $75,000 534-char remark

    Show marketing remark (534 chars)

    Amazing opportunity in Downtown Opelousas. This adorable, charming home is located just a couple blocks from the courthouse and could make an excellent location for your new home, business, or investment property. The home also comes with the adjacent lot perfect for parking or building. The home sits on a corner lot and has beautiful wood floors, relaxing screened front porch, and a large kitchen. May also be purchased with 431 S Market as a package deal. Contact your realtor for details and to schedule your showing today!

21. 2018-10-17
    listed $79,000 534-char remark

    Show marketing remark (534 chars)

    Amazing opportunity in Downtown Opelousas. This adorable, charming home is located just a couple blocks from the courthouse and could make an excellent location for your new home, business, or investment property. The home also comes with the adjacent lot perfect for parking or building. The home sits on a corner lot and has beautiful wood floors, relaxing screened front porch, and a large kitchen. May also be purchased with 431 S Market as a package deal. Contact your realtor for details and to schedule your showing today!

22. 2016-02-21
    listed $110,000
23. 2015-03-30
    listed $115,000

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$236/yr (+$20/mo · 101.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $11,063
• − Mortgage interest: −$4,761
• − Property taxes: −$232
• − Insurance: −$425
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,473
• Taxable income: $1,402
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,397/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 — 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

• Census place: Opelousas, LA
• 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

-26.1% since first listed

8 events — show timeline

• 2026-01-06 Price Changed $85,000 AcadianaMLS
• 2025-09-24 Price Changed $98,000 AcadianaMLS
• 2025-09-16 Listed $125,000 AcadianaMLS
• 2019-07-23 Sold (Public Records) $75,000 Public Records
• 2019-07-19 Sold (MLS) $75,000 AcadianaMLS
• 2018-10-17 Listed $79,000 AcadianaMLS
• 2016-02-21 Listed $110,000 AcadianaMLS
• 2015-03-30 Listed $115,000 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2025): $232 · +0.0% YoY. Source: county tax records.