124 W Wilson St · Ville Platte, LA 70586

$49,999

3 bd · 1.0 ba · 1,275 sqft · SingleFamily · 145 Days on market

6,969 sqft lot $39/sqft · 26% below area Est $68k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 8.0% in Ville Platte — 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 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 $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $13k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $50k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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. 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: 2.12% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.77%
• DSCR: 3.08
• GRM: 3.9

CMA / ARV

• ARV (median comp): $67,978
• List price: $49,999
• Delta: -26.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 N Dupre St	0.57mi	3/1.5	1,300 (+2%)	5mo	$50,000	$38	64
410 Laran St	0.11mi	2/1.0 (-1)	1,104 (-13%)	6mo	$29,000	$26	63
604 E Desoto St	0.48mi	3/1.0	1,229 (-4%)	22mo	$65,000	$53	53
514 E Beauregard St	0.40mi	2/1.0 (-1)	1,092 (-14%)	22mo	$23,600	$22	34
1072 Tate Cove Rd	0.67mi	2/2.0 (-1)	1,200 (-6%)	24mo	$105,000	$88	30

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: 44.1%
• Equity multiple: 2.90×
• Total profit: $26,630
• Equity at exit: $7,455

10-year hold

• IRR: 50.0%
• Equity multiple: 5.85×
• Total profit: $67,864
• Equity at exit: $4,323

Cash invested: $14,000 (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 70586

• Home prices YoY: -34.2%
• Active inventory: 75
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$8 /mo · $102/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $546

Break-even live

Break-even rent $369

Max offer price $49,999

Occupancy floor 44%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-27
   price $49,999 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

2. 2026-04-14
   price $50,000 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

3. 2026-03-13
   price $54,999 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

4. 2026-03-01
   price $55,000 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

5. 2026-02-11
   price $59,999 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

6. 2026-01-21
   price $60,000 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

7. 2025-12-30
   listed $63,000 Active 335-char remark

   Show marketing remark (335 chars)

   Welcome to this cozy 3 bedroom, 1- bath home on piers located in Ville Platte. The home sits on a nice lot with room to enjoy outdoor living or gardening. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this home has great potential. Home offers small town living with everyday convenience.

8. 2017-07-24
   soldstatus $21,000 102-char remark

   Show marketing remark (102 chars)

   Home on piers with covered parking and fenced in back yard. Storage shed is included. Open floor plan.

9. 2017-03-20
   listed $26,499 102-char remark

   Show marketing remark (102 chars)

   Home on piers with covered parking and fenced in back yard. Storage shed is included. Open floor plan.

10. 2017-03-16
    soldstatus $16,500
11. 2017-02-23
    soldstatus $16,500
12. 2016-12-09
    listed $47,900

ⓘ 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: $102 · $8/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$173/yr (+$14/mo · 170.4%)

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

Taxation est. · year 1

• Rental income: $12,715
• − Mortgage interest: −$2,801
• − Property taxes: −$102
• − Insurance: −$250
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,455
• Taxable income: $6,074
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $5,089/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

+4.4% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $49,999 AcadianaMLS
• 2026-04-14 Price Changed $50,000 AcadianaMLS
• 2026-03-13 Price Changed $54,999 AcadianaMLS
• 2026-03-01 Price Changed $55,000 AcadianaMLS
• 2026-02-11 Price Changed $59,999 AcadianaMLS
• 2026-01-21 Price Changed $60,000 AcadianaMLS
• 2025-12-30 Listed $63,000 AcadianaMLS
• 2017-07-24 Sold (MLS) $21,000 AcadianaMLS
• 2017-03-20 Listed $26,499 AcadianaMLS
• 2017-03-16 Sold (MLS) $16,500 AcadianaMLS
• 2017-02-23 Sold (Public Records) $16,500 Public Records
• 2016-12-09 Listed $47,900 AcadianaMLS

Property tax history

-10.7%/yr

Latest (2025): $102 · -42.2% YoY. Source: county tax records.