107 Habetz Loop · Rayne, LA 70578

$190,000

2 bd · 2.5 ba · 2,370 sqft · SingleFamily · 140 Days on market

0.32 ac lot Est $268k · 29% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LEADED GLASS FRONT DOOR, UPDATED KITCHEN APPLIANCES, BERBER CARPET, CERAMIC & VINYL, CUSTOM BUILT WOOD KITCHEN CABINETS & ISLAND, MECHANICAL SEWER PLANT, LIGHT FIXTURES & PLUMBING FIXTURES WERE REPLACED 1 AND 1/2 LOTS. BOND MONEY AVAILABLE WITH 4% FREE MONEY TO QUALIFIED BUYERS.

Key facts

• Two-car carport
• Massive metal shop
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE PRIMARY SUITE
• WALK-IN SHOWER
• TWO-CAR CARPORT
• MASSIVE METAL SHOP
• COVERED LOUNGE AREA

Property features AI

Exterior

• Parking: Carport (2 spaces); 2 total parking spaces (covered)
• Utilities: Electric service: SLEMCO
• Home design: Single family residence; Frontage on city street (paved)
• Construction: Brick veneer / brick construction
• Exterior features: Privacy wood fencing; Covered patio/porch; Shed(s); Workshop

Interior

• Kitchen: Kitchen island; Butcher block counters; Granite counters; Dishwasher
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Dual closets; Kitchen island; Butcher block counters; Granite counters

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $42 ($503/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (20.2% below list).
• Recommended offer: $152k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Rayne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Rayne Elementary School (math 30% / reading 30%, grade F, #328 of 646 statewide, top 51%, 201 students, 80% FRL); Armstrong Middle School (math 15% / reading 38%, grade F, #135 of 218 statewide, top 62%, 340 students, 79% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL).
• Market conditions: 95 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $151,603 (20.2% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.80% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $267,810
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2343 Abbeville Hwy	0.07mi	3/2.5 (+1)	2,415 (+2%)	12mo	$230,000	$95	78
1601 Edwin Dr	0.62mi	3/2.0 (+1)	2,115 (-11%)	8mo	$240,000	$113	40

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-28,191
• Equity at exit: $28,330

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-21,408
• Equity at exit: $16,428

Cash invested: $53,200 (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 70578

• Active inventory: 95
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $42

Break-even live

Break-even rent $1,463

Max offer price $190,000

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $96	+0% $42	+5% $-12	+10% $-66
Rent	-10% $-78	-5% $-18	+0% $42	+5% $102	+10% $162
Rate	-1.0pp $138	-0.5pp $90	base $42	+0.5pp $-7	+1.0pp $-57

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-15
   days on market $190,000 Active 140 DOM
2. 2026-06-13
   days on market $190,000 Active 138 DOM
3. 2026-06-12
   days on market $190,000 Active 137 DOM
4. 2026-06-09
   days on market $190,000 Active 134 DOM
5. 2026-06-08
   days on market $190,000 Active 133 DOM
6. 2026-06-07
   days on market $190,000 Active 132 DOM
7. 2026-06-07
   days on market $190,000 Active 131 DOM
8. 2026-06-04
   days on market $190,000 Active 128 DOM
9. 2026-06-02
   days on market $190,000 Active 127 DOM
10. 2026-06-01
    days on market $190,000 Active 126 DOM
11. 2026-05-31
    days on market $190,000 Active 125 DOM
12. 2026-05-31
    days on market $190,000 Active 124 DOM
13. 2026-03-16
    status Active
14. 2026-03-10
    price $190,000
15. 2026-02-13
    price $205,000
16. 2026-01-25
    listed $230,000 Active
17. 2008-04-07
    soldstatus $153,000
18. 2008-04-02
    soldstatus $153,000 291-char remark

    Show marketing remark (291 chars)

    LEADED GLASS FRONT DOOR, UPDATED KITCHEN APPLIANCES, BERBER CARPET, CERAMIC & VINYL, CUSTOM BUILT WOOD KITCHEN CABINETS & ISLAND, MECHANICAL SEWER PLANT, LIGHT FIXTURES & PLUMBING FIXTURES WERE REPLACED 1 AND 1/2 LOTS. BOND MONEY AVAILABLE WITH 4% FREE MONEY TO QUALIFIED BUYERS.

19. 2008-01-25
    listed $159,900 291-char remark

    Show marketing remark (291 chars)

    LEADED GLASS FRONT DOOR, UPDATED KITCHEN APPLIANCES, BERBER CARPET, CERAMIC & VINYL, CUSTOM BUILT WOOD KITCHEN CABINETS & ISLAND, MECHANICAL SEWER PLANT, LIGHT FIXTURES & PLUMBING FIXTURES WERE REPLACED 1 AND 1/2 LOTS. BOND MONEY AVAILABLE WITH 4% FREE MONEY TO QUALIFIED BUYERS.

20. 2007-09-19
    listed $159,900
21. 2006-05-02
    soldstatus
22. 2002-06-27
    listed $119,900
23. 2001-10-18
    soldstatus $43,000
24. 2000-10-25
    listed $49,900

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$83/yr (+$7/mo · 8.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $18,192
• − Mortgage interest: −$10,643
• − Property taxes: −$962
• − Insurance: −$950
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,527
• Taxable loss: −$2,801
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,175/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

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

• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

+280.8% since first listed

12 events — show timeline

• 2026-03-16 Relisted — AcadianaMLS
• 2026-03-10 Price Changed $190,000 AcadianaMLS
• 2026-02-13 Price Changed $205,000 AcadianaMLS
• 2026-01-25 Listed $230,000 AcadianaMLS
• 2008-04-07 Sold (Public Records) $153,000 Public Records
• 2008-04-02 Sold (MLS) $153,000 AcadianaMLS
• 2008-01-25 Listed $159,900 AcadianaMLS
• 2007-09-19 Listed $159,900 AcadianaMLS
• 2006-05-02 Sold (Public Records) — Public Records
• 2002-06-27 Listed $119,900 AcadianaMLS
• 2001-10-18 Sold (MLS) $43,000 AcadianaMLS
• 2000-10-25 Listed $49,900 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $962 · +0.3% YoY. Source: county tax records.