Road · Abbeville, LA 70510

$91,300

1 bd · 1.0 ba · 560 sqft · SingleFamily · 105 Days on market

Built 2016 Good condition $163/sqft · 164% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

To be moved! To be moved! Charming 1-Bed, 1-Bath Custom Pine Home Perfect for Camp, Downsizing, or Mother-in-Law Suite! Calling all wood lovers! This delightful 1 bedroom, 1 bath home is a true showpiece of craftsmanship, built in 2016 with custom milled pine on the walls, ceiling, and floors. Highlights include cedar ceiling beams, sliding barn doors, live-edge countertops, and a walk-in closet. The kitchen is designed for maximum storage, featuring six oversized drawers, large corner cabinets, a spacious pantry, and including a handy spice rack. The bathroom boasts a cast-iron tub with a ceramic tile backsplach for relaxing after a long day. Built on a custom-welded metal frame, this home offers 14' x 40' of living space plus an 8' x 40' front porch, for a total footprint of 22' x 40'. Whether you're dreaming of a camp with bragging rights, looking to downsize, or seeking the perfect mother-in-law suite, this home is move-in ready once relocated. All appliances included: dishwasher, stove/oven combo, microwave over range, 36-gallon water heater, refrigerator, and Mitsubishi mini-split AC/heat pump. Located approximately 2 miles north of Erath, LA. Buyer is responsible for moving costs. House will remain occupied until under contract. All blocks and anchors are included. Serious inquiries only! This one wont last long for the buyer looking for charm, quality, and Louisiana-style character.

Key facts

• Custom pine home
• Sliding barn doors
• Maximum storage

Tags

• CUSTOM PINE HOME
• CEDAR CEILING BEAMS
• SLIDING BARN DOORS
• LIVE-EDGE COUNTERTOPS
• WALK-IN CLOSET
• MAXIMUM STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $91k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $83k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.6% in Abbeville — 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 68/100 on livability (#94 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.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $631 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,083 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $34,620
• List price: $91,300
• Delta: 163.72%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $781
• Equity at exit: $13,613

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $20,782
• Equity at exit: $7,894

Cash invested: $25,564 (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 70510

• Active inventory: 180
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$479
• Tax est. 1.5%: −$114 /mo · $1,370/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $244

Break-even live

Break-even rent $799

Max offer price $91,300

Occupancy floor 73%

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: $22,825
• Closing costs: $2,739
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $91,300 Active 105 DOM
2. 2026-06-17
   days on market $91,300 Active 104 DOM
3. 2026-06-16
   days on market $91,300 Active 103 DOM
4. 2026-06-15
   days on market $91,300 Active 102 DOM
5. 2026-06-14
   days on market $91,300 Active 100 DOM
6. 2026-06-13
   days on market $91,300 Active 99 DOM
7. 2026-06-10
   days on market $91,300 Active 97 DOM
8. 2026-06-09
   days on market $91,300 Active 96 DOM
9. 2026-06-08
   days on market $91,300 Active 95 DOM
10. 2026-06-07
    pricedays on market $91,300 Active 94 DOM
11. 2026-06-03
    days on market $100,000 Active 90 DOM
12. 2026-06-02
    days on market $100,000 Active 89 DOM
13. 2026-06-01
    days on market $100,000 Active 88 DOM
14. 2026-05-31
    days on market $100,000 Active 87 DOM
15. 2026-05-30
    days on market $100,000 Active 86 DOM
16. 2026-03-05
    listed $100,000 Active 1416-char remark

    Show marketing remark (1416 chars)

    To be moved! To be moved! Charming 1-Bed, 1-Bath Custom Pine Home Perfect for Camp, Downsizing, or Mother-in-Law Suite! Calling all wood lovers! This delightful 1 bedroom, 1 bath home is a true showpiece of craftsmanship, built in 2016 with custom milled pine on the walls, ceiling, and floors. Highlights include cedar ceiling beams, sliding barn doors, live-edge countertops, and a walk-in closet. The kitchen is designed for maximum storage, featuring six oversized drawers, large corner cabinets, a spacious pantry, and including a handy spice rack. The bathroom boasts a cast-iron tub with a ceramic tile backsplach for relaxing after a long day. Built on a custom-welded metal frame, this home offers 14' x 40' of living space plus an 8' x 40' front porch, for a total footprint of 22' x 40'. Whether you're dreaming of a camp with bragging rights, looking to downsize, or seeking the perfect mother-in-law suite, this home is move-in ready once relocated. All appliances included: dishwasher, stove/oven combo, microwave over range, 36-gallon water heater, refrigerator, and Mitsubishi mini-split AC/heat pump. Located approximately 2 miles north of Erath, LA. Buyer is responsible for moving costs. House will remain occupied until under contract. All blocks and anchors are included. Serious inquiries only! This one wont last long for the buyer looking for charm, quality, and Louisiana-style character.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,295
• − Mortgage interest: −$5,114
• − Property taxes: −$1,370
• − Insurance: −$456
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,656
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,554/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This charming 1-bedroom, 1-bath custom pine home is in good condition and ready for a new owner. It offers a spacious kitchen, a walk-in closet, and a well-maintained exterior. With some minor exterior updates, it can be a great investment.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly improve the curb appeal and resale value of the home.
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly improve the curb appeal and resale value of the home. ↑
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Abbeville

• Score: 68/100
• State rank: #94
• US rank: #9800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, LA
• Population (ZIP): 23,909

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 24% Two or more races 4% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 15% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 6% Vietnamese 3% Spanish 2%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.44%
• Current HPI: 97.6131
• 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

1 event — show timeline

• 2026-03-05 Listed $100,000 ForSaleByOwner.com