10601 North Rd · Abbeville, LA 70510

$91,300

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 26 Days on market

Built 2021 Poor condition

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Home is to be moved. To Be Moved! Charming 1-Bed, 1-Bath Custom Pine Home Perfect for Camp, Downsizing, or Mother-in-Law Suite! Calling all wood lovers! This delightful 1 bedroom, 1 bath home is a true showpiece of craftsmanship, built in 2016 with custom milled pine on the walls, ceiling, and floors. Highlights include cedar ceiling beams, sliding barn doors, live-edge countertops, and a walk-in closet. The kitchen is designed for maximum storage, featuring six oversized drawers, large corner cabinets, a spacious pantry, and including a handy spice rack. The bathroom boasts a cast-iron tub with a ceramic tile backsplach. Built on a custom-welded metal frame, this home offers 14& apos;

Key facts

• Sliding barn doors
• Maximum storage
• Walk-in closet

Tags

• CUSTOM MILLED PINE
• CEDAR CEILING BEAMS
• SLIDING BARN DOORS
• LIVE-EDGE COUNTERTOPS
• WALK-IN CLOSET
• MAXIMUM STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $91k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $90k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 7.1% in Abbeville — 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 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.
• Zoned schools: Leblanc Elementary School (math 43% / reading 53%, grade D, #144 of 646 statewide, top 22%, 689 students, 64% 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 55% FRL track the district average.
• Market conditions: 181 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 $631 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,930 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.21% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.9

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,811
• Equity at exit: $13,613

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $29,372
• Equity at exit: $7,894

Cash invested: $25,564 (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: 181
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$479
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $308

Break-even live

Break-even rent $718

Max offer price $91,300

Occupancy floor 67%

Sensitivity live

Price	-10% $360	-5% $334	+0% $308	+5% $282	+10% $256
Rent	-10% $221	-5% $264	+0% $308	+5% $352	+10% $396
Rate	-1.0pp $354	-0.5pp $331	base $308	+0.5pp $285	+1.0pp $260

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: $22,825
• Closing costs: $2,739
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $91,300 Active 26 DOM
2. 2026-06-18
   days on market $91,300 Active 23 DOM
3. 2026-06-17
   days on market $91,300 Active 22 DOM
4. 2026-06-16
   pricedays on market $91,300 Active 21 DOM
5. 2026-06-15
   days on market $98,500 Active 20 DOM
6. 2026-06-14
   days on market $98,500 Active 18 DOM
7. 2026-06-13
   days on market $98,500 Active 17 DOM
8. 2026-06-10
   days on market $98,500 Active 15 DOM
9. 2026-06-09
   days on market $98,500 Active 14 DOM
10. 2026-06-08
    days on market $98,500 Active 13 DOM
11. 2026-06-07
    days on market $98,500 Active 12 DOM
12. 2026-06-03
    days on market $98,500 Active 8 DOM
13. 2026-06-02
    days on market $98,500 Active 7 DOM
14. 2026-06-01
    days on market $98,500 Active 6 DOM
15. 2026-05-31
    days on market $98,500 Active 5 DOM
16. 2026-05-30
    days on market $98,500 Active 4 DOM
17. 2026-05-26
    listed $98,500 Active

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $603 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,295
• − Mortgage interest: −$5,114
• − Property taxes: −$603
• − Insurance: −$456
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,656
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,137/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

Poor 20/100 Extensive rehab

This mobile home is in poor condition with significant repairs and maintenance needed, including exterior siding, roof, and HVAC systems. The home's poor condition and lack of updates significantly reduce its value.

Repairs flagged

• Major exterior siding — The siding is peeling and in poor condition.
• Major roof — The roof appears to be in poor condition with visible wear and tear.
• Major interior walls/paint — The interior walls and paint are not visible but given the overall condition, it is likely in poor shape.
• Major HVAC and other systems — Given the overall condition, it is likely that the HVAC and other systems are in poor condition and need replacement or repair.

Value-add opportunities

• Resale exterior siding replacement — A new exterior siding will improve the home's appearance and increase its resale value.
• Resale roof repair/replacement — A new roof will improve the home's appearance and increase its resale value.
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing both resale and rental value.
• Resale interior painting and updates — Fresh paint and updates inside will improve the home's appearance and increase its resale value.
• Both landscaping and curb appeal — A well-maintained lawn and landscaping will improve the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is peeling and in poor condition.	Major	$15,000–50,000
roof · The roof appears to be in poor condition with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint are not visible but given the overall condition, it is likely in poor shape.	Major	$15,000–50,000
HVAC and other systems · Given the overall condition, it is likely that the HVAC and other systems are in poor condition and need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale exterior siding replacement — A new exterior siding will improve the home's appearance and increase its resale value. ↑
• Resale roof repair/replacement — A new roof will improve the home's appearance and increase its resale value. ↑
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing both resale and rental value. ↑
• Resale interior painting and updates — Fresh paint and updates inside will improve the home's appearance and increase its resale value. ↑
• Both landscaping and curb appeal — A well-maintained lawn and landscaping will improve the home's curb appeal and increase both resale and rental 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: 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

1 event — show timeline

• 2026-05-26 Listed $98,500 FSBO.com

Property tax history

+5.6%/yr

Latest (2025): $603 · -0.1% YoY. Source: county tax records.