306 S Severin St · Erath, LA 70533

$69,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 59 Days on market

5,227 sqft lot $69/sqft · 38% below area Est $112k · 38% under ↓ 13% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,227 sq ft lot
• Parking
• Listed 59 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric
• Home design: Single family residence
• Construction: Wood siding frame construction; Composition roof
• Exterior features: Porch; No fencing; City street frontage

Interior

• Kitchen: Electric cooktop; Electric stove; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Other counters; Vinyl flooring
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#35 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Dozier Elementary School (math 45% / reading 67%, grade C+, #87 of 646 statewide, top 13%, 547 students, 54% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Vermilion Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 35 active listings in the ZIP; 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.05%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

• ARV (median comp): $112,026
• List price: $69,000
• Delta: -38.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 W Putnam Ave	0.31mi	2/2.0	980 (-2%)	16mo	$113,900	$116	65
109 N Suire St	0.38mi	2/1.0	1,143 (+14%)	1mo	$63,000	$55	58
515 N Suire St	0.51mi	2/1.0	1,126 (+13%)	22mo	$65,000	$58	37

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: 31.7%
• Equity multiple: 2.33×
• Total profit: $25,764
• Equity at exit: $10,288

10-year hold

• IRR: 38.8%
• Equity multiple: 4.62×
• Total profit: $69,944
• Equity at exit: $5,966

Cash invested: $19,320 (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 70533

• Active inventory: 35
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$18 /mo · $222/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $580

Break-even live

Break-even rent $518

Max offer price $69,000

Occupancy floor 49%

Sensitivity live

Price	-10% $619	-5% $600	+0% $580	+5% $561	+10% $541
Rent	-10% $481	-5% $531	+0% $580	+5% $630	+10% $679
Rate	-1.0pp $615	-0.5pp $598	base $580	+0.5pp $563	+1.0pp $544

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $69,000 Active 59 DOM
2. 2026-06-18
   days on market $69,000 Active 56 DOM
3. 2026-06-17
   days on market $69,000 Active 55 DOM
4. 2026-06-16
   days on market $69,000 Active 54 DOM
5. 2026-06-15
   days on market $69,000 Active 53 DOM
6. 2026-06-14
   days on market $69,000 Active 51 DOM
7. 2026-06-13
   days on market $69,000 Active 50 DOM
8. 2026-06-10
   days on market $69,000 Active 48 DOM
9. 2026-06-09
   days on market $69,000 Active 47 DOM
10. 2026-06-08
    days on market $69,000 Active 46 DOM
11. 2026-06-07
    days on market $69,000 Active 45 DOM
12. 2026-06-03
    days on market $69,000 Active 41 DOM
13. 2026-06-02
    days on market $69,000 Active 40 DOM
14. 2026-06-01
    days on market $69,000 Active 39 DOM
15. 2026-05-31
    days on market $69,000 Active 38 DOM
16. 2026-05-30
    days on market $69,000 Active 37 DOM
17. 2026-05-05
    price $69,000 381-char remark
18. 2026-04-23
    listed $79,000 Active 381-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: $222 · $18/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$158/yr (+$13/mo · 71.3%)

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

Taxation est. · year 1

• Rental income: $15,030
• − Mortgage interest: −$3,865
• − Property taxes: −$222
• − Insurance: −$345
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,007
• Taxable income: $6,186
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $5,480/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 — Erath

• Score: 73/100
• State rank: #35
• US rank: #5499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erath, LA
• Population (ZIP): 6,793

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 4% Black 4%
• Common ancestry: Lithuanian 13% Romanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▼ -76.05%
• Current HPI: 94.708
• 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

-12.7% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $69,000 AcadianaMLS
• 2026-04-23 Listed $79,000 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $222 · -0.1% YoY. Source: county tax records.