196 Bellanise Rd · Port Barre, LA 70577

$69,000

3 bd · 2.0 ba · 1,166 sqft · Other · 283 Days on market

0.50 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Nice two bedroom, two bathroom home on a nice sized lot. It's country living at its best. It's a must see

Key facts

• Wood floors
• Storage building
• Covered patio

Tags

• BEAMED KITCHEN CEILING
• WOOD FLOORS
• CROWN MOLDING
• COVERED PATIO
• DECORATIVE WELL
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Carport (covered) — 1 space
• Utilities: Electric service with Entergy
• Home design: Single family residence
• Construction: Wood siding frame construction; Composition and metal roof
• Exterior features: Covered and open porch; Shed(s), storage, and workshop on property; No fencing specified; Paved road frontage

Interior

• Kitchen: Electric stove
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Beamed ceilings; Crown molding; Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#85 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Port Barre Elementary School (math 47% / reading 42%, grade F, #176 of 646 statewide, top 29%, 447 students, 67% FRL); Port Barre Middle School (math 29% / reading 43%, grade F, #84 of 218 statewide, top 41%, 307 students, 64% FRL); Port Barre High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 417 students, 55% FRL).
• Zoned-school proficiency averages 40% at this address vs 26% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the St. Landry Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 27 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $942 of equity ($477 loan paydown + $465 appreciation (0.7% local appreciation)).
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.7% 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 283 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $20k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $69k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 A-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. 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: 1.41% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.18×
• Total profit: $22,839
• Equity at exit: $22,392

10-year hold

• IRR: 26.7%
• Equity multiple: 4.14×
• Total profit: $60,607
• Equity at exit: $28,878

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 70577

• Home prices YoY: 0.7%
• Active inventory: 27
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $356

Break-even live

Break-even rent $525

Max offer price $69,000

Occupancy floor 59%

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 9 events

1. 2026-06-18
   days on market $69,000 Active 283 DOM
2. 2026-06-17
   days on market $69,000 Active 282 DOM
3. 2026-06-16
   days on market $69,000 Active 281 DOM
4. 2026-06-15
   days on market $69,000 Active 280 DOM
5. 2026-06-13
   days on market $69,000 Active 278 DOM
6. 2026-06-12
   days on market $69,000 Active 277 DOM
7. 2026-06-09
   days on market $69,000 Active 274 DOM
8. 2026-06-09
   remarks 504-char remark
9. 2026-06-09
   listed $69,000 Active 273 DOM

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$86/yr (+$7/mo · 29.2%)

ⓘ 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 · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,710
• − Mortgage interest: −$3,865
• − Property taxes: −$294
• − Insurance: −$345
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,007
• Taxable income: $3,326
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,472/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Port Barre

• Score: 68/100
• State rank: #85
• US rank: #9518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,808

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Lithuanian 12% Italian 1%
• Foreign-born: 1%
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.67%
• Current HPI: 99.4043
• 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

+35.3% since first listed

12 events — show timeline

• 2026-06-08 Relisted — AcadianaMLS
• 2026-06-08 Price Changed $69,000 AcadianaMLS
• 2026-01-06 Relisted — AcadianaMLS
• 2025-10-22 Relisted — AcadianaMLS
• 2025-10-09 Pending — AcadianaMLS
• 2025-08-31 Relisted — AcadianaMLS
• 2025-08-09 Pending — AcadianaMLS
• 2025-05-26 Listed $89,500 AcadianaMLS
• 2019-01-15 Sold (Public Records) $39,750 Public Records
• 2019-01-11 Sold (MLS) $39,750 AcadianaMLS
• 2018-05-07 Listed $41,000 AcadianaMLS
• 2016-10-30 Listed $51,000 AcadianaMLS

Property tax history

-5.5%/yr

Latest (2025): $294 · +0.0% YoY. Source: county tax records.