135 Greek St · Ossun, LA 70507

$76,000

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 13 Days on market

Built 1984 7,405 sqft lot $55/sqft · 44% below area Est $133k · 43% under ↓ 24% 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
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this well maintained home with an open floor plan, great for entertaining! If lots of space is what you are looking for, this 3 bedroom home has it! Many updates both inside and out compliment the house. With no carpet, Ceramic tile will be found throughout most of the home including both the living and dining rooms and all bedrooms. Need a fourth bedroom or maybe an office? The spacious extra room provides endless possibilities with its own private entrance into the home. A separate utility room provides additional storage. On the outside, the front lawn is beautifully landscaped and the back, surrounded by a wooden privacy fence, is set up for entertaining with both a large screened patio great for hosting parties and a covered deck. Looking for the perfect man cave? This home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today! home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1984

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single-family residence
• Construction: Brick veneer exterior
• Exterior features: Covered patio/porch; Gazebo; Workshop

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Cap rate 20.7% vs local median 3.8% in Ossun — 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 59/100 on livability (#274 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: employment D+, amenities F, commute F.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% FRL); Carencro Middle School (math 18% / reading 28%, grade F, #145 of 218 statewide, top 69%, 665 students, 75% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 324 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $76,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.35% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.41%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

• ARV (median comp): $132,824
• List price: $76,000
• Delta: -42.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 W Gloria Switch Rd	0.56mi	3/2.0	1,401 (+1%)	10mo	$95,000	$68	59
1003 Malapart Rd Unit G	0.72mi	3/2.0	1,350 (-2%)	18mo	$190,000	$141	43

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: 21.6%
• Equity multiple: 1.89×
• Total profit: $18,856
• Equity at exit: $11,332

10-year hold

• IRR: 29.8%
• Equity multiple: 3.69×
• Total profit: $57,319
• Equity at exit: $6,571

Cash invested: $21,280 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$399
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$32
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $485

Break-even live

Break-even rent $1,175

Max offer price $76,000

Occupancy floor 68%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 W Gloria Switch Rd Carencro, LA	3.0	2.0	1567	$1,600	$1.02	43d	1	0.83mi
2958 W Gloria Switch Rd Carencro, LA	3.0	1.0	1300	$1,245	$0.96	20d	1	0.94mi
102 Yardley Ct Lafayette, LA	3.0	2.0	1298	$1,645	$1.27	43d	1	1.21mi
116 Yardley Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	43d	1	1.21mi
124 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,945	$1.09	20d	1	1.21mi
121 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	13d	1	1.24mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	20d	1	1.31mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	43d	1	1.31mi
417 Mango Dr Lafayette, LA	3.0	2.0	1613	$2,015	$1.25	13d	1	1.32mi
122 SANTIAGO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	20d	1	1.32mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	43d	1	1.32mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	20d	1	1.32mi
109 Santiago Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	13d	1	1.35mi
101 Burrow Dr Scott, LA	3.0	2.0	1250	$1,300	$1.04	20d	1	1.44mi

Listing history 5 events

1. 2026-05-18
   status Pending 858-char remark
2. 2026-05-05
   listed $76,000 Active 858-char remark
3. 2014-09-24
   soldstatus $98,500 799-char remark

   Show marketing remark (1119 chars)

   Take a look at this well maintained home with an open floor plan, great for entertaining! If lots of space is what you are looking for, this 3 bedroom home has it! Many updates both inside and out compliment the house. With no carpet, Ceramic tile will be found throughout most of the home including both the living and dining rooms and all bedrooms. Need a fourth bedroom or maybe an office? The spacious extra room provides endless possibilities with its own private entrance into the home. A separate utility room provides additional storage. On the outside, the front lawn is beautifully landscaped and the back, surrounded by a wooden privacy fence, is set up for entertaining with both a large screened patio great for hosting parties and a covered deck. Looking for the perfect man cave? This home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today! home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today!

4. 2014-09-24
   soldstatus $98,500

   Show marketing remark (1119 chars)

   Take a look at this well maintained home with an open floor plan, great for entertaining! If lots of space is what you are looking for, this 3 bedroom home has it! Many updates both inside and out compliment the house. With no carpet, Ceramic tile will be found throughout most of the home including both the living and dining rooms and all bedrooms. Need a fourth bedroom or maybe an office? The spacious extra room provides endless possibilities with its own private entrance into the home. A separate utility room provides additional storage. On the outside, the front lawn is beautifully landscaped and the back, surrounded by a wooden privacy fence, is set up for entertaining with both a large screened patio great for hosting parties and a covered deck. Looking for the perfect man cave? This home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today! home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today!

5. 2014-05-19
   listed $100,000 799-char remark

   Show marketing remark (1119 chars)

   Take a look at this well maintained home with an open floor plan, great for entertaining! If lots of space is what you are looking for, this 3 bedroom home has it! Many updates both inside and out compliment the house. With no carpet, Ceramic tile will be found throughout most of the home including both the living and dining rooms and all bedrooms. Need a fourth bedroom or maybe an office? The spacious extra room provides endless possibilities with its own private entrance into the home. A separate utility room provides additional storage. On the outside, the front lawn is beautifully landscaped and the back, surrounded by a wooden privacy fence, is set up for entertaining with both a large screened patio great for hosting parties and a covered deck. Looking for the perfect man cave? This home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today! home has it! The detached room with electricity and a/c is perfect for a man cave, hobby or workshop. Don''t miss out on this one! Schedule your showing today!

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,471
• − Mortgage interest: −$4,257
• − Property taxes: −$859
• − Insurance: −$5,498
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$2,211
• Taxable income: $5,209
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $4,571/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: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 of 98 in LA

Livability — Ossun

• Score: 59/100
• State rank: #274
• US rank: #19977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ossun, LA
• County: Lafayette Parish · 207,544 people
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

-24.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-05-05 Listed $76,000 AcadianaMLS
• 2014-09-24 Sold (Public Records) $98,500 Public Records
• 2014-09-24 Sold (MLS) $98,500 AcadianaMLS
• 2014-05-19 Listed $100,000 AcadianaMLS

Property tax history

+48.8%/yr

Latest (2025): $859 · -1.3% YoY. Source: county tax records.