420 Juanita St · Eunice, LA 70535

$100,000

3 bd · 2.0 ba · 2,049 sqft · SingleFamily · 46 Days on market

0.52 ac lot Est $170k · 41% under ↓ 23% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to life! This Eunice original offers 2,049 SF of pure potential just waiting for a modern transformation. With 3 bedrooms, 2 baths, and a unique 500+ SF versatile salon space already under the main roof, the ''bones'' are here for a stunning custom redesign. Whether you're looking to create a bespoke master suite or a high-end home business, this property is the ultimate blank canvas for a full-scale renovation. Schedule your private showing with your professional Realtor ASAP!!

Key facts

• Unique salon space
• Custom redesign
• 0.52 acre lot

Tags

• UNIQUE SALON SPACE
• MODERN TRANSFORMATION
• CUSTOM REDESIGN
• FULL-SCALE RENOVATION

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-space garage
• Utilities: City gas; Public sewer; Electric service: CLECO
• Home design: Single family residence; Fixer condition; City street frontage (paved)
• Construction: Brick veneer and vinyl siding; Composition roof
• Exterior features: Outdoor kitchen; Open patio/porch; Shed(s), storage and workshop; Partial chain link fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Kitchen island; Formica counters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; Built-in features; Computer nook; Double vanity; Kitchen island; Formica counters; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.4% in Eunice — 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 69/100 on livability (#69 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.
• 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.
• Market conditions: 106 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.23% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.65%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $170,067
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Lsu- Dr E	0.27mi	3/2.0	2,023 (-1%)	3mo	$163,500	$81	82
1450 Gregg Ave	0.32mi	3/2.5	2,050 (0%)	5mo	$240,000	$117	78
1230 Phillip Ave	0.24mi	4/2.0 (+1)	2,000 (-2%)	2mo	$159,900	$80	78
1480 W Oak St	0.63mi	3/2.0	1,800 (-12%)	0mo	$150,000	$83	50
501 S 4th St	0.70mi	3/2.5	1,920 (-6%)	13mo	$229,000	$119	44
500 Viola St	0.53mi	3/2.0	1,869 (-9%)	22mo	$146,000	$78	42
941 W Walnut Ave	0.71mi	3/2.0	2,229 (+9%)	21mo	$215,000	$96	35
800 Park Ave	0.70mi	3/2.0	1,742 (-15%)	9mo	$180,000	$103	35
311 S 9th St	0.64mi	4/3.0 (+1)	1,800 (-12%)	24mo	$52,900	$29	21

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,017
• Equity at exit: $14,910

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $35,919
• Equity at exit: $8,646

Cash invested: $28,000 (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 70535

• Home prices YoY: -32.2%
• Active inventory: 106
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $365

Break-even live

Break-even rent $768

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $422	-5% $393	+0% $365	+5% $337	+10% $309
Rent	-10% $268	-5% $317	+0% $365	+5% $414	+10% $462
Rate	-1.0pp $415	-0.5pp $391	base $365	+0.5pp $339	+1.0pp $313

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   status Active
3. 2026-05-08
   price $100,000
4. 2026-04-28
   status Pending
5. 2026-04-24
   price $110,000
6. 2026-03-19
   listed $130,000 Active

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$61/yr (+$5/mo · 12.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥114°F today · 20 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: $14,764
• − Mortgage interest: −$5,602
• − Property taxes: −$489
• − Insurance: −$500
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,909
• Taxable income: $2,902
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,685/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 — Eunice

• Score: 69/100
• State rank: #69
• US rank: #8447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eunice, LA
• Population (ZIP): 17,813

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 25% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 14% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -53.63%
• Current HPI: 112.8329
• 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

-23.1% since first listed

6 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-05-08 Relisted — AcadianaMLS
• 2026-05-08 Price Changed $100,000 AcadianaMLS
• 2026-04-28 Pending — AcadianaMLS
• 2026-04-24 Price Changed $110,000 AcadianaMLS
• 2026-03-19 Listed $130,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $489 · +0.0% YoY. Source: county tax records.