1014 N Polk St · Rayne, LA 70578

$164,900

4 bd · 2.0 ba · 1,826 sqft · SingleFamily · 74 Days on market

0.67 ac lot Est $188k · 12% under

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Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +13.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single owner or investment property is READY willing and able to offer you OR your tenants a move in ready experience! Age is only a number in this Duplex that has been improved in recent past with updated central a/c heat units, updated wiring, upgraded kitchens and baths and one side, offers updated cabinetry to boot! One unit contains refinished hardwood floors among its floor finishes! These cozy homes are in GREAT condition and priced to sell! The generous lot leaves space for AT LEAST TWO MORE RESIDENTIAL UNITS from Windsor St access in the rear. Add to that the fact that the location is only seconds from I-10 and North Rayne where commerce, food and gas are abundant and convenie

Key facts

• Upgraded baths
• Updated wiring
• Move in ready

Tags

• MOVE IN READY
• UPDATED CENTRAL A/C HEAT UNITS
• UPDATED WIRING
• UPGRADED KITCHENS
• UPGRADED BATHS
• UPDATED CABINETRY

Property features AI

Exterior

• Parking: Assigned open parking; 1 covered space; 1-car carport; Total of 1 parking space
• Utilities: Public sewer; City electricity
• Home design: Single-family residence (duplex)
• Construction: Vinyl siding and frame construction; Composition roof
• Exterior features: Composition roof; Vinyl siding; Frame construction; City street and paved road frontage

Interior

• Kitchen: Refrigerator; Electric stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.4% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Rayne Elementary School (math 30% / reading 30%, grade F, #328 of 646 statewide, top 51%, 201 students, 80% FRL); Armstrong Middle School (math 15% / reading 38%, grade F, #135 of 218 statewide, top 62%, 340 students, 79% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL).
• Market conditions: 95 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $120k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $188,078
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 N Polk St	0.23mi	3/2.0 (-1)	1,944 (+6%)	4mo	$155,000	$80	70
806 N Polk St	0.21mi	3/2.0 (-1)	1,685 (-8%)	6mo	$174,000	$103	67
812 E F St	0.50mi	3/2.0 (-1)	1,900 (+4%)	2mo	$229,500	$121	63
409 N Polk St	0.47mi	3/2.0 (-1)	1,950 (+7%)	11mo	$210,000	$108	52
304 E C St	0.29mi	3/2.0 (-1)	1,573 (-14%)	13mo	$217,000	$138	48
422 Karen Dr	0.64mi	3/2.5 (-1)	1,772 (-3%)	14mo	$165,000	$93	47
405 E Louisiana Ave	0.73mi	3/2.0 (-1)	1,893 (+4%)	10mo	$175,000	$92	46
400 E B North St	0.40mi	3/2.0 (-1)	1,566 (-14%)	16mo	$128,000	$82	39
621 E Jeff Davis Ave	0.41mi	3/1.5 (-1)	1,568 (-14%)	22mo	$150,000	$96	32
256 Nation Rd	0.68mi	3/2.0 (-1)	1,583 (-13%)	20mo	$209,000	$132	24

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,004
• Equity at exit: $24,587

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $21,322
• Equity at exit: $14,258

Cash invested: $46,172 (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 70578

• Active inventory: 95
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $326

Break-even live

Break-even rent $1,296

Max offer price $164,900

Occupancy floor 76%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $164,900 Active 74 DOM
2. 2026-06-17
   days on market $164,900 Active 73 DOM
3. 2026-06-16
   days on market $164,900 Active 72 DOM
4. 2026-06-15
   days on market $164,900 Active 71 DOM
5. 2026-06-13
   days on market $164,900 Active 69 DOM
6. 2026-06-12
   days on market $164,900 Active 68 DOM
7. 2026-06-09
   days on market $164,900 Active 65 DOM
8. 2026-06-08
   days on market $164,900 Active 64 DOM
9. 2026-06-07
   days on market $164,900 Active 63 DOM
10. 2026-06-07
    days on market $164,900 Active 62 DOM
11. 2026-06-04
    days on market $164,900 Active 59 DOM
12. 2026-06-02
    days on market $164,900 Active 58 DOM
13. 2026-06-01
    days on market $164,900 Active 57 DOM
14. 2026-05-31
    days on market $164,900 Active 56 DOM
15. 2026-05-31
    days on market $164,900 Active 55 DOM
16. 2026-04-01
    listed $164,900 Active
17. 2021-11-23
    soldstatus $120,000
18. 2019-02-11
    listed $145,000

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,505
• − Mortgage interest: −$9,237
• − Property taxes: −$1,086
• − Insurance: −$824
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,797
• Taxable income: $1,280
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $3,605/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

+13.7% since first listed

3 events — show timeline

• 2026-04-01 Listed $164,900 AcadianaMLS
• 2021-11-23 Sold (Public Records) $120,000 Public Records
• 2019-02-11 Listed $145,000 AcadianaMLS

Property tax history

+5.3%/yr

Latest (2025): $1,086 · +0.3% YoY. Source: county tax records.