436 Dodge St · Melville, LA 71353

$70,000

2 bd · 2.0 ba · 2,643 sqft · Other · 150 Days on market

0.89 ac lot $26/sqft · at area comps Est $70k · at est. ↓ 46% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Price Drop! Charming 2-bedroom, 2-bath home located in the Melville, offering timeless character and comfortable living. Enjoy the back patio perfect for relaxing or entertaining in a peaceful oasis.

Key facts

• 0.89 acre lot
• 2 parking spots
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#268 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools 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: 3 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.47% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $70,043
• List price: $70,000
• Delta: -0.06%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.1%
• Equity multiple: 2.48×
• Total profit: $29,001
• Equity at exit: $31,475

10-year hold

• IRR: 26.8%
• Equity multiple: 4.80×
• Total profit: $74,481
• Equity at exit: $48,507

Cash invested: $19,600 (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 71353

• Active inventory: 3
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $323

Break-even live

Break-even rent $621

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 150 DOM
2. 2026-06-17
   status $70,000 Active 149 DOM
3. 2026-06-12
   statusdays on market $70,000 Pending 149 DOM
4. 2026-06-09
   days on market $70,000 Active 147 DOM
5. 2026-06-08
   days on market $70,000 Active 146 DOM
6. 2026-06-07
   days on market $70,000 Active 145 DOM
7. 2026-06-07
   days on market $70,000 Active 144 DOM
8. 2026-06-04
   days on market $70,000 Active 141 DOM
9. 2026-06-02
   days on market $70,000 Active 140 DOM
10. 2026-06-01
    days on market $70,000 Active 139 DOM
11. 2026-05-31
    days on market $70,000 Active 138 DOM
12. 2026-05-31
    days on market $70,000 Active 137 DOM
13. 2026-03-11
    price $70,000 199-char remark

    Show marketing remark (199 chars)

    Price Drop! Charming 2-bedroom, 2-bath home located in the Melville, offering timeless character and comfortable living. Enjoy the back patio perfect for relaxing or entertaining in a peaceful oasis.

14. 2026-01-14
    listed $130,000 Active 199-char remark

    Show marketing remark (199 chars)

    Price Drop! Charming 2-bedroom, 2-bath home located in the Melville, offering timeless character and comfortable living. Enjoy the back patio perfect for relaxing or entertaining in a peaceful oasis.

15. 2026-01-14
    price $130,000 199-char remark

    Show marketing remark (199 chars)

    Price Drop! Charming 2-bedroom, 2-bath home located in the Melville, offering timeless character and comfortable living. Enjoy the back patio perfect for relaxing or entertaining in a peaceful oasis.

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $12,350
• − Mortgage interest: −$3,921
• − Property taxes: −$1,130
• − Insurance: −$350
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,036
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,167/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 — Melville

• Score: 59/100
• State rank: #268
• US rank: #19671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Melville, LA
• Population (ZIP): 1,609

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 (71%)
• Race & ethnicity: White 71% Black 24% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 11% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

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: —
• Current HPI: —
• 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

-46.2% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $70,000 AcadianaMLS
• 2026-01-14 Listed $130,000 AcadianaMLS
• 2026-01-14 Price Changed $130,000 AcadianaMLS

Property tax history

+6.1%/yr

Latest (2025): $1,130 · +72.9% YoY. Source: county tax records.