509 N Dupre St · Ville Platte, LA 70586

$65,000

3 bd · 1.0 ba · 1,792 sqft · Other · 6 Days on market

6,098 sqft lot $36/sqft · at area comps Est $67k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 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

Charming 3-bedroom, 1-bath home located in Ville Platte! This cozy property offers a comfortable layout with plenty of potential to make it your own. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this home could be a great fit. Conveniently located with easy access to local amenities, this property is ready for its next owner to add their personal touch.

Key facts

• New floors
• Metal roof
• Custom tile work

Tags

• CURB APPEAL
• NEW FLOORS
• METAL ROOF
• CUSTOM TILE WORK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.9% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $65k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.26%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $67,443
• List price: $65,000
• Delta: -3.62%
• 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: 29.6%
• Equity multiple: 2.24×
• Total profit: $22,534
• Equity at exit: $9,692

10-year hold

• IRR: 36.9%
• Equity multiple: 4.41×
• Total profit: $62,134
• Equity at exit: $5,620

Cash invested: $18,200 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $520

Break-even live

Break-even rent $483

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $65,000 Active 6 DOM
2. 2026-06-17
   days on market $65,000 Active 5 DOM
3. 2026-06-16
   days on market $65,000 Active 4 DOM
4. 2026-06-15
   days on market $65,000 Active 3 DOM
5. 2026-06-12
   status $65,000 Active 1 DOM
6. 2026-06-09
   statusdays on marketlisting id $65,000 Coming Soon 1 DOM
7. 2026-04-30
   price $65,000 414-char remark

   Show marketing remark (414 chars)

   Charming 3-bedroom, 1-bath home located in Ville Platte! This cozy property offers a comfortable layout with plenty of potential to make it your own. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this home could be a great fit. Conveniently located with easy access to local amenities, this property is ready for its next owner to add their personal touch.

8. 2026-04-20
   price $70,000 414-char remark

   Show marketing remark (414 chars)

   Charming 3-bedroom, 1-bath home located in Ville Platte! This cozy property offers a comfortable layout with plenty of potential to make it your own. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this home could be a great fit. Conveniently located with easy access to local amenities, this property is ready for its next owner to add their personal touch.

9. 2026-03-13
   listed $75,000 Active 414-char remark

   Show marketing remark (414 chars)

   Charming 3-bedroom, 1-bath home located in Ville Platte! This cozy property offers a comfortable layout with plenty of potential to make it your own. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this home could be a great fit. Conveniently located with easy access to local amenities, this property is ready for its next owner to add their personal touch.

10. 2024-07-24
    soldstatus $28,000
11. 2022-05-06
    soldstatus $34,000
12. 2022-05-02
    soldstatus $34,000 146-char remark

    Show marketing remark (146 chars)

    Great investment property located near the City Park. Currently tenant occupied. No showings until accepted contract as not to disturb tenants.

13. 2022-03-18
    listed $39,000 146-char remark

    Show marketing remark (146 chars)

    Great investment property located near the City Park. Currently tenant occupied. No showings until accepted contract as not to disturb tenants.

14. 2014-07-07
    soldstatus $163,000

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$193/yr (+$16/mo · 117.2%)

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

Taxation est. · year 1

• Rental income: $13,690
• − Mortgage interest: −$3,641
• − Property taxes: −$165
• − Insurance: −$325
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,891
• Taxable income: $5,478
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $4,920/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

-60.1% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $65,000 AcadianaMLS
• 2026-04-20 Price Changed $70,000 AcadianaMLS
• 2026-03-13 Listed $75,000 AcadianaMLS
• 2024-07-24 Sold (Public Records) $28,000 Public Records
• 2022-05-06 Sold (Public Records) $34,000 Public Records
• 2022-05-02 Sold (MLS) $34,000 AcadianaMLS
• 2022-03-18 Listed $39,000 AcadianaMLS
• 2014-07-07 Sold (Public Records) $163,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $165 · -42.2% YoY. Source: county tax records.