502 E Lincoln Rd · Ville Platte, LA 70586

$69,000

3 bd · 2.0 ba · 1,822 sqft · SingleFamily · 99 Days on market

0.48 ac lot $38/sqft · 23% below area Est $90k · 23% under ↓ 7% 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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home offers a functional layout with plenty of space for everyday living. The kitchen boasts ample cabinet storage and a convenient snack bar, perfect for helping with homework or visiting with family while preparing meals. The living room provides plenty of space for furniture and comfortable gatherings, while the dining area easily accommodates a dining table for family meals. A large utility room offers additional storage, a second sink, and space for a freezer--ideal for added convenience and organization. Outside, the property features an attached carport, multiple storage buildings, and covered RV/camper storage, providing plenty of room for vehicles, equipment, and outdoor gear.

Key facts

• Attached carport
• Convenient snack bar
• Large utility room

Tags

• AMPLE CABINET STORAGE
• CONVENIENT SNACK BAR
• LARGE UTILITY ROOM
• ATTACHED CARPORT
• MULTIPLE STORAGE BUILDINGS
• COVERED RV CAMPER STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/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: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 8.0% in Ville Platte — 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 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 28 units permitted in Evangeline 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.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 99 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.67% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.24%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

• ARV (median comp): $90,172
• List price: $69,000
• Delta: -23.48%
• 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
164 Nornet St	0.29mi	3/2.0	1,564 (-14%)	12mo	$159,000	$102	53
4787 167 Hwy N	0.56mi	4/3.0 (+1)	1,900 (+4%)	12mo	$235,000	$124	48
6749 Hwy 167	0.56mi	2/2.5 (-1)	2,000 (+10%)	5mo	$60,000	$30	47

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: 26.0%
• Equity multiple: 2.08×
• Total profit: $20,831
• Equity at exit: $10,288

10-year hold

• IRR: 33.7%
• Equity multiple: 4.07×
• Total profit: $59,287
• 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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$16 /mo · $186/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $503

Break-even live

Break-even rent $514

Max offer price $69,000

Occupancy floor 51%

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 17 events

1. 2026-06-18
   days on market $69,000 Active 99 DOM
2. 2026-06-17
   days on market $69,000 Active 98 DOM
3. 2026-06-16
   days on market $69,000 Active 97 DOM
4. 2026-06-15
   days on market $69,000 Active 96 DOM
5. 2026-06-13
   days on market $69,000 Active 94 DOM
6. 2026-06-12
   days on market $69,000 Active 93 DOM
7. 2026-06-09
   days on market $69,000 Active 90 DOM
8. 2026-06-08
   days on market $69,000 Active 89 DOM
9. 2026-06-07
   days on market $69,000 Active 88 DOM
10. 2026-06-07
    days on market $69,000 Active 87 DOM
11. 2026-06-04
    pricedays on market $69,000 Active 84 DOM
12. 2026-06-02
    days on market $79,000 Active 83 DOM
13. 2026-06-01
    days on market $79,000 Active 82 DOM
14. 2026-05-31
    days on market $79,000 Active 81 DOM
15. 2026-05-31
    days on market $79,000 Active 80 DOM
16. 2026-05-18
    price $79,000 717-char remark

    Show marketing remark (717 chars)

    This 3-bedroom, 2-bath home offers a functional layout with plenty of space for everyday living. The kitchen boasts ample cabinet storage and a convenient snack bar, perfect for helping with homework or visiting with family while preparing meals. The living room provides plenty of space for furniture and comfortable gatherings, while the dining area easily accommodates a dining table for family meals. A large utility room offers additional storage, a second sink, and space for a freezer--ideal for added convenience and organization. Outside, the property features an attached carport, multiple storage buildings, and covered RV/camper storage, providing plenty of room for vehicles, equipment, and outdoor gear.

17. 2026-03-11
    listed $85,000 Active 717-char remark

    Show marketing remark (717 chars)

    This 3-bedroom, 2-bath home offers a functional layout with plenty of space for everyday living. The kitchen boasts ample cabinet storage and a convenient snack bar, perfect for helping with homework or visiting with family while preparing meals. The living room provides plenty of space for furniture and comfortable gatherings, while the dining area easily accommodates a dining table for family meals. A large utility room offers additional storage, a second sink, and space for a freezer--ideal for added convenience and organization. Outside, the property features an attached carport, multiple storage buildings, and covered RV/camper storage, providing plenty of room for vehicles, equipment, and outdoor gear.

ⓘ 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: $186 · $16/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$193/yr (+$16/mo · 103.6%)

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

Taxation est. · year 1

• Rental income: $13,810
• − Mortgage interest: −$3,865
• − Property taxes: −$186
• − Insurance: −$345
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,007
• Taxable income: $5,197
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $4,789/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ville Platte, LA
• Population (ZIP): 18,939

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.91%
• Current HPI: 113.4032
• 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

-7.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $79,000 AcadianaMLS
• 2026-03-11 Listed $85,000 AcadianaMLS

Property tax history

-4.9%/yr

Latest (2025): $186 · -42.2% YoY. Source: county tax records.