196 Bellanise Rd

Port Barre, LA 70577

$69,000B

3 bd · 2.0 ba · 1,166 sqft · Built — · Other · Active · 283 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $976/mo
• Mortgage (P&I): −$362
• Tax + insurance: −$53
• HOA: −$0
• Vac / Maint / Mgmt: −$205
• Net cashflow: $356/mo
• Annual: $4,270/yr
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• 1% rule: 1.41%
• Cash to close: $19,320

Investor read

• This is a 3-bed/2.0-bath other listed at $69k.
• 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).
• It's been on market 283 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• In year one you build about $942 of equity ($477 loan paydown + $465 appreciation (0.7% local appreciation)).
• 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).
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.