213 NE Railroad Ave · Ville Platte, LA 70586

$99,900

3 bd · 1.5 ba · 1,431 sqft · SingleFamily · 93 Days on market

7,405 sqft lot $70/sqft · 53% above area

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 213 NE Railroad Ave, a fully renovated gem sitting proudly on a spacious corner lot in the heart of Ville Platte. This 3-bedroom, 1.5-bath home with an additional den has been thoughtfully updated from top to bottom while preserving the character and charm that makes Ville Platte living so special - including original hardwood flooring in select areas that adds warmth and history you simply can't replicate!!!The updates here are no small thing. A brand-new roof gives buyers immediate peace of mind. New plumbing and updated electrical mean the bones of this home are as solid as the investment. Fresh flooring flows throughout, new vanities and fixtures elevate both bathrooms, and a newly added half bath adds everyday convenience! Every inch of the interior and exterior has been freshly painted, and newly landscaped grounds give this corner lot serious curb appeal!The flexible den offers space for a home office, playroom, or additional sitting area. With no adjacent neighbors on the corner lot, you'll enjoy added privacy and breathing room that's hard to find at this price point.And the location? It doesn't get more convenient. Mercy Regional Medical Center is less than a mile away on East Main Street, keeping healthcare close to home. Savoy Family Healthcare is right down West Main. Walmart Supercenter is just minutes away for everyday shopping needs, and local favorites like Teet's Food Store are practically around the corner. Sacred Heart School (K-8) is within easy reach on East Main, making this a smart choice for families. Downtown Ville Platte, restaurants, and local shops are all within a short drive.Whether you're a first-time buyer, downsizing, or adding a solid property to your investment portfolio - this one is priced to move and ready for its next chapter!

Key facts

• 7,405 sq ft lot
• Parking
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/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: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 8.0% in Ville Platte — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#287 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 28 units permitted in Evangeline 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.
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.10% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $65,277
• List price: $99,900
• Delta: 53.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Jean Vidrine Dr	0.67mi	3/1.5	1,458 (+2%)	20mo	$119,000	$82	50
515 N Dupre St	0.68mi	3/1.5	1,300 (-9%)	5mo	$50,000	$38	49
734 W Magnolia St	0.62mi	3/2.5	1,491 (+4%)	15mo	$260,000	$174	48
116 Manuel St	0.67mi	3/2.0	1,562 (+9%)	17mo	$14,900	$10	38
604 E Desoto St	0.54mi	3/1.0	1,229 (-14%)	22mo	$65,000	$53	31

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,998
• Equity at exit: $14,895

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $25,024
• Equity at exit: $8,638

Cash invested: $27,972 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $286

Break-even live

Break-even rent $740

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $343	-5% $315	+0% $286	+5% $258	+10% $230
Rent	-10% $199	-5% $243	+0% $286	+5% $330	+10% $373
Rate	-1.0pp $337	-0.5pp $312	base $286	+0.5pp $260	+1.0pp $234

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $99,900 Active 93 DOM
2. 2026-06-17
   days on market $99,900 Active 92 DOM
3. 2026-06-16
   days on market $99,900 Active 91 DOM
4. 2026-06-15
   days on market $99,900 Active 90 DOM
5. 2026-06-13
   days on market $99,900 Active 88 DOM
6. 2026-06-12
   days on market $99,900 Active 87 DOM
7. 2026-06-09
   days on market $99,900 Active 84 DOM
8. 2026-06-08
   days on market $99,900 Active 83 DOM
9. 2026-06-07
   days on market $99,900 Active 82 DOM
10. 2026-06-07
    days on market $99,900 Active 81 DOM
11. 2026-06-04
    days on market $99,900 Active 78 DOM
12. 2026-06-02
    days on market $99,900 Active 77 DOM
13. 2026-06-01
    days on market $99,900 Active 76 DOM
14. 2026-05-31
    days on market $99,900 Active 75 DOM
15. 2026-05-31
    days on market $99,900 Active 74 DOM
16. 2026-04-06
    price $99,900 1807-char remark

    Show marketing remark (1807 chars)

    Welcome to 213 NE Railroad Ave, a fully renovated gem sitting proudly on a spacious corner lot in the heart of Ville Platte. This 3-bedroom, 1.5-bath home with an additional den has been thoughtfully updated from top to bottom while preserving the character and charm that makes Ville Platte living so special - including original hardwood flooring in select areas that adds warmth and history you simply can't replicate!!!The updates here are no small thing. A brand-new roof gives buyers immediate peace of mind. New plumbing and updated electrical mean the bones of this home are as solid as the investment. Fresh flooring flows throughout, new vanities and fixtures elevate both bathrooms, and a newly added half bath adds everyday convenience! Every inch of the interior and exterior has been freshly painted, and newly landscaped grounds give this corner lot serious curb appeal!The flexible den offers space for a home office, playroom, or additional sitting area. With no adjacent neighbors on the corner lot, you'll enjoy added privacy and breathing room that's hard to find at this price point.And the location? It doesn't get more convenient. Mercy Regional Medical Center is less than a mile away on East Main Street, keeping healthcare close to home. Savoy Family Healthcare is right down West Main. Walmart Supercenter is just minutes away for everyday shopping needs, and local favorites like Teet's Food Store are practically around the corner. Sacred Heart School (K-8) is within easy reach on East Main, making this a smart choice for families. Downtown Ville Platte, restaurants, and local shops are all within a short drive.Whether you're a first-time buyer, downsizing, or adding a solid property to your investment portfolio - this one is priced to move and ready for its next chapter!

17. 2026-03-17
    listed $139,900 Active 1807-char remark

    Show marketing remark (1807 chars)

    Welcome to 213 NE Railroad Ave, a fully renovated gem sitting proudly on a spacious corner lot in the heart of Ville Platte. This 3-bedroom, 1.5-bath home with an additional den has been thoughtfully updated from top to bottom while preserving the character and charm that makes Ville Platte living so special - including original hardwood flooring in select areas that adds warmth and history you simply can't replicate!!!The updates here are no small thing. A brand-new roof gives buyers immediate peace of mind. New plumbing and updated electrical mean the bones of this home are as solid as the investment. Fresh flooring flows throughout, new vanities and fixtures elevate both bathrooms, and a newly added half bath adds everyday convenience! Every inch of the interior and exterior has been freshly painted, and newly landscaped grounds give this corner lot serious curb appeal!The flexible den offers space for a home office, playroom, or additional sitting area. With no adjacent neighbors on the corner lot, you'll enjoy added privacy and breathing room that's hard to find at this price point.And the location? It doesn't get more convenient. Mercy Regional Medical Center is less than a mile away on East Main Street, keeping healthcare close to home. Savoy Family Healthcare is right down West Main. Walmart Supercenter is just minutes away for everyday shopping needs, and local favorites like Teet's Food Store are practically around the corner. Sacred Heart School (K-8) is within easy reach on East Main, making this a smart choice for families. Downtown Ville Platte, restaurants, and local shops are all within a short drive.Whether you're a first-time buyer, downsizing, or adding a solid property to your investment portfolio - this one is priced to move and ready for its next chapter!

18. 2025-04-23
    soldstatus $20,000 194-char remark

    Show marketing remark (194 chars)

    Great Investment property. This 3 bedroom, 1 bathroom home has two cozy front porches , a single, attached carport and hardwood flooring in the living room and bedrooms. Some repairs are needed.

19. 2025-04-23
    listed $20,000 194-char remark

    Show marketing remark (194 chars)

    Great Investment property. This 3 bedroom, 1 bathroom home has two cozy front porches , a single, attached carport and hardwood flooring in the living room and bedrooms. Some repairs are needed.

20. 2023-05-30
    soldstatus $19,000
21. 2023-05-26
    soldstatus $19,000 Sold
22. 2023-05-08
    status Pending
23. 2023-05-03
    price $19,000
24. 2023-03-10
    status Active
25. 2023-03-09
    status Pending
26. 2023-02-07
    status Active
27. 2023-01-27
    status Pending
28. 2023-01-24
    price $24,900
29. 2023-01-09
    status Active
30. 2023-01-06
    status Pending
31. 2023-01-05
    listed $29,500 Active
32. 2020-12-04
    soldstatus $12,500
33. 2020-09-17
    listed $12,500
34. 2019-09-13
    listed $17,900
35. 2019-07-24
    listed $20,400

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$317/yr (+$26/mo · 136.4%)

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

Taxation est. · year 1

• Rental income: $13,233
• − Mortgage interest: −$5,596
• − Property taxes: −$232
• − Insurance: −$500
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,906
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,984/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Ville Platte

• Score: 58/100
• State rank: #287
• US rank: #20634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ville Platte, LA
• Population (ZIP): 18,939

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · French/Haitian/Cajun 13% Spanish 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.91%
• Current HPI: 113.4032
• 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

+389.7% since first listed

20 events — show timeline

• 2026-04-06 Price Changed $99,900 AcadianaMLS
• 2026-03-17 Listed $139,900 AcadianaMLS
• 2025-04-23 Listed $20,000 AcadianaMLS
• 2025-04-23 Sold (MLS) $20,000 AcadianaMLS
• 2023-05-30 Sold (Public Records) $19,000 Public Records
• 2023-05-26 Sold (MLS) $19,000 AcadianaMLS
• 2023-05-08 Pending — AcadianaMLS
• 2023-05-03 Price Changed $19,000 AcadianaMLS
• 2023-03-10 Relisted — AcadianaMLS
• 2023-03-09 Pending — AcadianaMLS
• 2023-02-07 Relisted — AcadianaMLS
• 2023-01-27 Pending — AcadianaMLS
• 2023-01-24 Price Changed $24,900 AcadianaMLS
• 2023-01-09 Relisted — AcadianaMLS
• 2023-01-06 Pending — AcadianaMLS
• 2023-01-05 Listed $29,500 AcadianaMLS
• 2020-12-04 Sold (MLS) $12,500 AcadianaMLS
• 2020-09-17 Listed $12,500 AcadianaMLS
• 2019-09-13 Listed $17,900 AcadianaMLS
• 2019-07-24 Listed $20,400 AcadianaMLS

Property tax history

-4.9%/yr

Latest (2025): $232 · -42.2% YoY. Source: county tax records.