709 E Lafayette St · Abbeville, LA 70510

$79,999

2 bd · 2.0 ba · 1,900 sqft · SingleFamily · 295 Days on market

0.33 ac lot $42/sqft · 41% below area Est $136k · 41% under

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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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

Key facts

• Generous lot
• 0.33 acre lot
• Parking

Tags

• MINUTES FROM DOWNTOWN
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 6.6% 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.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $70k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 2.13% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.93%
• DSCR: 2.95
• GRM: 3.9

CMA / ARV

• ARV (median comp): $136,101
• List price: $79,999
• Delta: -41.22%
• 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
602 E Lafayette St	0.09mi	3/2.5 (+1)	1,862 (-2%)	23mo	$233,000	$125	67
208 S Guegnon St	0.13mi	3/2.0 (+1)	1,632 (-14%)	5mo	$174,000	$107	62
506 S East St	0.38mi	3/2.0 (+1)	1,650 (-13%)	22mo	$118,000	$72	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: 40.9%
• Equity multiple: 2.75×
• Total profit: $39,274
• Equity at exit: $11,928

10-year hold

• IRR: 47.1%
• Equity multiple: 5.53×
• Total profit: $101,484
• Equity at exit: $6,917

Cash invested: $22,400 (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: 180
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $820

Break-even live

Break-even rent $662

Max offer price $79,999

Occupancy floor 47%

Sensitivity live

Price	-10% $865	-5% $843	+0% $820	+5% $797	+10% $775
Rent	-10% $686	-5% $753	+0% $820	+5% $887	+10% $954
Rate	-1.0pp $860	-0.5pp $840	base $820	+0.5pp $799	+1.0pp $778

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	1.01mi

Listing history 27 events

1. 2026-06-18
   days on market $79,999 Active 295 DOM
2. 2026-06-17
   days on market $79,999 Active 294 DOM
3. 2026-06-16
   days on market $79,999 Active 293 DOM
4. 2026-06-15
   days on market $79,999 Active 292 DOM
5. 2026-06-14
   days on market $79,999 Active 290 DOM
6. 2026-06-13
   days on market $79,999 Active 289 DOM
7. 2026-06-10
   days on market $79,999 Active 287 DOM
8. 2026-06-09
   days on market $79,999 Active 286 DOM
9. 2026-06-08
   days on market $79,999 Active 285 DOM
10. 2026-06-07
    days on market $79,999 Active 284 DOM
11. 2026-06-03
    days on market $79,999 Active 280 DOM
12. 2026-06-02
    days on market $79,999 Active 279 DOM
13. 2026-06-01
    days on market $79,999 Active 278 DOM
14. 2026-05-31
    days on market $79,999 Active 277 DOM
15. 2026-05-30
    days on market $79,999 Active 276 DOM
16. 2026-03-06
    price $80,000 1100-char remark

    Show marketing remark (1100 chars)

    Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

17. 2026-01-23
    price $99,000 1100-char remark

    Show marketing remark (1100 chars)

    Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

18. 2025-11-08
    price $110,000 1100-char remark

    Show marketing remark (1100 chars)

    Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

19. 2025-10-23
    price $129,500 1100-char remark

    Show marketing remark (1100 chars)

    Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

20. 2025-09-22
    price $139,500 1100-char remark

    Show marketing remark (1100 chars)

    Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

21. 2025-08-27
    listed $150,000 Active 1100-char remark

    Show marketing remark (1100 chars)

    Calling all investors and fixer-uppers! This charming spacious 2-bedroom home offers 1,900 sq. ft. of comfortable living space with a unique floor plan that's full of character. Perfectly situated on an oversized corner lot with mature trees, this property provides abundant shade and outdoor potential. Inside you'll find authentic real wood floors, high ceilings, and an abundance of windows that offer ample natural light. Elegant glass pocket doors and antique glass transom adds a classic vintage flair. Recently, a brand new roof was installed to ensure peace of mind for years to come.Step out from your bedroom to a private concrete patio that's perfect for morning coffee or an evening of relaxation. A separate shed offers additional storage and the spacious yard allows room to garden, entertain, or enjoy the outdoors.If you're looking for a charming home to call your own or a great opportunity to add to your rental portfolio, this house is a great rare find. It's in a long standing neighborhood, just minutes away from Abbeville's downtown area of shops, dining, and local businesses.

22. 2025-06-13
    soldstatus $77,500
23. 2003-12-19
    soldstatus $80,000 321-char remark

    Show marketing remark (321 chars)

    CHARMING 1930'S HOME TOTALLY UPDATED INSIDE. NEW PAINT INSIDE. FLOORING UPDATED IN BATHROOMS AND LONG LEAF PINE FLOORS REFINISHED. BEAUTIFUL FORMAL DINING AND FORMAL LIVING. LARGE LIVING ROOM . FIREPLACE NOT WORKING/NOT WARRANTED. SETUP YOUR OFFICE IN THE STUDY. A/C & HOT WATER LESS THAN 2 YRS OLD.ROOF CHANGED 1998.

24. 2003-12-01
    soldstatus
25. 2003-08-06
    listed $83,000 321-char remark

    Show marketing remark (321 chars)

    CHARMING 1930'S HOME TOTALLY UPDATED INSIDE. NEW PAINT INSIDE. FLOORING UPDATED IN BATHROOMS AND LONG LEAF PINE FLOORS REFINISHED. BEAUTIFUL FORMAL DINING AND FORMAL LIVING. LARGE LIVING ROOM . FIREPLACE NOT WORKING/NOT WARRANTED. SETUP YOUR OFFICE IN THE STUDY. A/C & HOT WATER LESS THAN 2 YRS OLD.ROOF CHANGED 1998.

26. 2001-03-30
    soldstatus $68,000
27. 2001-01-09
    listed $70,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $20,400
• − Mortgage interest: −$4,481
• − Property taxes: −$841
• − Insurance: −$400
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,327
• Taxable income: $9,087
• Est. tax owed @ 24.0%: −$2,181
• After-tax cash flow: $7,660/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 — 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

• Census place: Abbeville, LA
• 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

+14.3% since first listed

12 events — show timeline

• 2026-03-06 Price Changed $80,000 AcadianaMLS
• 2026-01-23 Price Changed $99,000 AcadianaMLS
• 2025-11-08 Price Changed $110,000 AcadianaMLS
• 2025-10-23 Price Changed $129,500 AcadianaMLS
• 2025-09-22 Price Changed $139,500 AcadianaMLS
• 2025-08-27 Listed $150,000 AcadianaMLS
• 2025-06-13 Sold (Public Records) $77,500 Public Records
• 2003-12-19 Sold (MLS) $80,000 AcadianaMLS
• 2003-12-01 Sold (Public Records) — Public Records
• 2003-08-06 Listed $83,000 AcadianaMLS
• 2001-03-30 Sold (MLS) $68,000 AcadianaMLS
• 2001-01-09 Listed $70,000 AcadianaMLS

Property tax history

+2.8%/yr

Latest (2025): $841 · +27.7% YoY. Source: county tax records.