1439 Holly Dr · Opelousas, LA 70570

$120,000

3 bd · 2.0 ba · 1,301 sqft · Other · 57 Days on market

0.27 ac lot $92/sqft · 10% below area Est $134k · 10% 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 +22.1/30.0
• ARV discount +12.1/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

Key facts

• Centrally located
• 0.27 acre lot
• Parking

Tags

• CENTRALLY LOCATED
• WALKING DISTANCE TO STORES

Property features AI

Exterior

• Parking: Carport (1 covered space, 1 total parking space)
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; Paved road frontage
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Outdoor lighting; Partial chain-link fencing

Interior

• Kitchen: Gas stove connection
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Butcher block counters; Interior lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (3.8% below list).
• Recommended offer: $115k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.0% in Opelousas — 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 63/100 on livability (#187 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.
• 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: 312 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $92k; 30% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,498 (3.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $133,619
• List price: $120,000
• Delta: -10.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,161
• Equity at exit: $17,892

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $9,442
• Equity at exit: $10,375

Cash invested: $33,600 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 312
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $194

Break-even live

Break-even rent $910

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $262	-5% $228	+0% $194	+5% $160	+10% $126
Rent	-10% $102	-5% $148	+0% $194	+5% $239	+10% $285
Rate	-1.0pp $254	-0.5pp $224	base $194	+0.5pp $163	+1.0pp $131

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $120,000 Active 57 DOM
2. 2026-06-18
   days on market $120,000 Active 55 DOM
3. 2026-06-17
   days on market $120,000 Active 54 DOM
4. 2026-06-16
   days on market $120,000 Active 53 DOM
5. 2026-06-15
   days on market $120,000 Active 52 DOM
6. 2026-06-13
   days on market $120,000 Active 50 DOM
7. 2026-06-12
   days on market $120,000 Active 49 DOM
8. 2026-06-09
   days on market $120,000 Active 46 DOM
9. 2026-06-08
   days on market $120,000 Active 45 DOM
10. 2026-06-07
    days on market $120,000 Active 44 DOM
11. 2026-06-07
    days on market $120,000 Active 43 DOM
12. 2026-06-04
    days on market $120,000 Active 40 DOM
13. 2026-06-02
    days on market $120,000 Active 39 DOM
14. 2026-06-01
    days on market $120,000 Active 38 DOM
15. 2026-05-31
    days on market $120,000 Active 37 DOM
16. 2026-05-31
    days on market $120,000 Active 36 DOM
17. 2026-04-24
    listed $120,000 Active 117-char remark
18. 2025-11-21
    price $129,900
19. 2025-06-12
    status Active
20. 2024-12-13
    price $130,000
21. 2024-11-08
    listed $150,000 Active
22. 2022-09-06
    soldstatus $92,500
23. 2022-08-29
    soldstatus $92,500 Sold

    Show marketing remark (468 chars)

    This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

24. 2022-08-01
    status Pending

    Show marketing remark (468 chars)

    This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

25. 2022-06-20
    status Active

    Show marketing remark (468 chars)

    This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

26. 2022-05-26
    status Pending

    Show marketing remark (468 chars)

    This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

27. 2022-05-24
    price $99,000

    Show marketing remark (468 chars)

    This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

28. 2022-04-21
    listed $110,000 Active

    Show marketing remark (468 chars)

    This sturdy brick home with a beautiful front yard is in Park Vista Subdivision near everything. It has a vintage kitchen and lots of potential. The house is waiting for some TLC. There are two storage rooms which can be workshop space. The backyard has a covered patio with large landscaped back lawn. One owner home. This three bedroom, two bath home has lots of charm with built in shelves. Den is open to the kitchen & dining area. No showings until 4-25-2022.

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$186/yr (+$16/mo · 39.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $13,860
• − Mortgage interest: −$6,722
• − Property taxes: −$474
• − Insurance: −$600
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,491
• Taxable income: $356
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,239/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 — Opelousas

• Score: 63/100
• State rank: #187
• US rank: #14928

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: Opelousas, LA
• Population (ZIP): 37,188

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

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: ▼ -52.38%
• Current HPI: 98.4256
• 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

+9.1% since first listed

12 events — show timeline

• 2026-04-24 Listed $120,000 AcadianaMLS
• 2025-11-21 Price Changed $129,900 AcadianaMLS
• 2025-06-12 Relisted — AcadianaMLS
• 2024-12-13 Price Changed $130,000 AcadianaMLS
• 2024-11-08 Listed $150,000 AcadianaMLS
• 2022-09-06 Sold (Public Records) $92,500 Public Records
• 2022-08-29 Sold (MLS) $92,500 AcadianaMLS
• 2022-08-01 Pending — AcadianaMLS
• 2022-06-20 Relisted — AcadianaMLS
• 2022-05-26 Pending — AcadianaMLS
• 2022-05-24 Price Changed $99,000 AcadianaMLS
• 2022-04-21 Listed $110,000 AcadianaMLS

Property tax history

+4.5%/yr

Latest (2025): $474 · +0.0% YoY. Source: county tax records.