707 2nd St · Rayne, LA 70578

$100,000

3 bd · 1.5 ba · 1,737 sqft · SingleFamily · 776 Days on market

6,000 sqft lot Est $170k · 41% under ↓ 13% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This wonderful 3 bedroom home is located in the heart of Rayne. This would make a perfect home for families buying their first home in the area or for an investor needing to acquire another rental property. This cozy home has plenty of charm and would be perfect for families.

Key facts

• Located in rayne
• 6,000 sq ft lot
• 2 parking spots

Tags

• LOCATED IN RAYNE

Property features AI

Exterior

• Parking: Carport (2 covered spaces, 2 parking total)
• Utilities: Gas service by Atmos; Public sewer; Electric service by Entergy / city
• Home design: Single family residence; Multi/split levels; City street frontage; Paved road frontage
• Construction: Metal roof; Asbestos siding; Wood siding; Frame construction; Other exterior materials
• Exterior features: Chain link and wood fencing; Open porch; Porch

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet; Laminate; Vinyl tile; Wood laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Crown molding; Formica counters; Wood window frames

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 $430 ($5k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.4% in Rayne — 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 75/100 on livability (#18 in LA, #3,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martin Petitjean Elementary School (math 32% / reading 47%, grade F, #224 of 646 statewide, top 37%, 342 students, 85% FRL); Armstrong Middle School (math 15% / reading 38%, grade F, #135 of 218 statewide, top 62%, 340 students, 79% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL).
• Market conditions: 95 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Acadia 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 776 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 776 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 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. 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: 1.32% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.41%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $170,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Sunset Dr	0.30mi	4/2.0 (+1)	1,750 (+1%)	2mo	$160,000	$91	76
111 Sunset Dr	0.34mi	3/2.0	1,812 (+4%)	6mo	$269,000	$148	70
1309 Abbeville Hwy	0.48mi	3/3.0	1,736 (-0%)	6mo	$149,000	$86	67
511 S Cunningham St	0.33mi	3/2.0	1,837 (+6%)	12mo	$115,000	$63	63
410 S Cunningham St	0.33mi	4/2.0 (+1)	1,777 (+2%)	18mo	$209,900	$118	59
935 Pearl St	0.41mi	3/2.5	1,951 (+12%)	2mo	$175,000	$90	55
310 S Arenas St	0.42mi	3/2.0	1,513 (-13%)	8mo	$220,000	$145	50
405 E Louisiana Ave	0.57mi	3/2.0	1,893 (+9%)	10mo	$175,000	$92	48
510 S Arenas St	0.35mi	2/2.0 (-1)	1,487 (-14%)	8mo	$155,000	$104	46
409 N Polk St	0.74mi	3/2.0	1,950 (+12%)	11mo	$210,000	$108	34
1400 Robert St	0.57mi	2/2.0 (-1)	1,518 (-13%)	17mo	$125,000	$82	31
102 E Betty St	0.61mi	2/2.0 (-1)	1,529 (-12%)	16mo	$149,500	$98	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: 10.1%
• Equity multiple: 1.40×
• Total profit: $11,132
• Equity at exit: $14,910

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $44,817
• Equity at exit: $8,646

Cash invested: $28,000 (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 70578

• Active inventory: 95
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $430

Break-even live

Break-even rent $777

Max offer price $100,000

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Ann Dr Rayne, LA	3.0	1.0	1100	$995	$0.90	21d	1	1.04mi
214 E D St Rayne, LA	2.0	2.0	1434	$1,575	$1.10	13d	1	1.06mi

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 776 DOM
2. 2026-06-17
   days on market $100,000 Active 775 DOM
3. 2026-06-16
   days on market $100,000 Active 774 DOM
4. 2026-06-15
   days on market $100,000 Active 773 DOM
5. 2026-06-13
   days on market $100,000 Active 771 DOM
6. 2026-06-12
   days on market $100,000 Active 770 DOM
7. 2026-06-09
   days on market $100,000 Active 767 DOM
8. 2026-06-08
   days on market $100,000 Active 766 DOM
9. 2026-06-07
   days on market $100,000 Active 765 DOM
10. 2026-06-07
    days on market $100,000 Active 764 DOM
11. 2026-06-04
    days on market $100,000 Active 761 DOM
12. 2026-06-02
    days on market $100,000 Active 760 DOM
13. 2026-06-01
    days on market $100,000 Active 759 DOM
14. 2026-05-31
    days on market $100,000 Active 758 DOM
15. 2026-05-31
    days on market $100,000 Active 757 DOM
16. 2026-04-16
    price $100,000
17. 2026-02-26
    status Active
18. 2025-11-07
    price $120,000
19. 2025-11-04
    status Active
20. 2024-11-02
    status Active
21. 2024-06-19
    price $135,000
22. 2024-04-17
    listed $145,000 Active
23. 2023-11-06
    status Active
24. 2023-06-19
    listed $125,000 Active
25. 2021-11-16
    listed $115,000 Active

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $15,848
• − Mortgage interest: −$5,602
• − Property taxes: −$571
• − Insurance: −$500
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,909
• Taxable income: $3,730
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $4,260/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Rayne

• Score: 75/100
• State rank: #18
• US rank: #3895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rayne, LA
• City population: 16,279
• Population (ZIP): 16,279

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 118.9619
• 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

-13.0% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $100,000 AcadianaMLS
• 2026-02-26 Relisted — AcadianaMLS
• 2025-11-07 Price Changed $120,000 AcadianaMLS
• 2025-11-04 Relisted — AcadianaMLS
• 2024-11-02 Relisted — AcadianaMLS
• 2024-06-19 Price Changed $135,000 AcadianaMLS
• 2024-04-17 Listed $145,000 AcadianaMLS
• 2023-11-06 Relisted — AcadianaMLS
• 2023-06-19 Listed $125,000 AcadianaMLS
• 2021-11-16 Listed $115,000 AcadianaMLS

Property tax history

-11.1%/yr

Latest (2025): $571 · -77.1% YoY. Source: county tax records.