1602 Charity St · Abbeville, LA 70510

$99,000

2 bd · 2.0 ba · 1,498 sqft · SingleFamily · 110 Days on market

0.31 ac lot $66/sqft · 95% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention: Owner Financing available.Welcome to this well-maintained 2-bedroom, 2-bath home in Abbeville offering comfort, functionality, and recent updates. A 2-3 year old roof and 1 year old HVAC system provide peace of mind, while the thoughtful layout makes everyday living easy. The spacious living areas flow nicely into the kitchen, creating a practical setup for daily life or entertaining. Step outside to a large backyard with plenty of room to enjoy outdoor activities, gardening, or future possibilities. Conveniently located with easy access to local amenities, this home is ready for you!

Key facts

• 0.31 acre lot
• Parking
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 1 comparable units currently listed for rent nearby; 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 $684 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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: 1.52% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $50,761
• List price: $99,000
• Delta: 95.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Charity St	0.00mi	2/2.0	1,498 (0%)	8mo	$70,000	$47	94
105 Donald Frederick Blvd	0.26mi	3/2.0 (+1)	1,478 (-1%)	8mo	$142,500	$96	74
1722 Michael St	0.38mi	3/1.0 (+1)	1,507 (+1%)	9mo	$135,000	$90	64
1901 Prairie Ave	0.29mi	3/2.0 (+1)	1,509 (+1%)	21mo	$99,900	$66	63
316 Alley St	0.26mi	2/1.0	1,329 (-11%)	4mo	$86,900	$65	62
2318 Helen St	0.64mi	3/2.0 (+1)	1,500 (+0%)	12mo	$42,000	$28	55
208 S Guegnon St	0.63mi	3/2.0 (+1)	1,632 (+9%)	5mo	$174,000	$107	47
307 S Guegnon St	0.62mi	3/2.0 (+1)	1,315 (-12%)	18mo	$123,600	$94	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: 18.3%
• Equity multiple: 1.74×
• Total profit: $20,518
• Equity at exit: $14,761

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $64,881
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $574

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $630	-5% $602	+0% $574	+5% $546	+10% $518
Rent	-10% $456	-5% $515	+0% $574	+5% $634	+10% $693
Rate	-1.0pp $624	-0.5pp $600	base $574	+0.5pp $549	+1.0pp $523

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Acacia Ln Abbeville, LA	3.0	2.0	1327	$1,500	$1.13	22d	1	1.47mi

Listing history 24 events

1. 2026-06-09
   days on market $99,000 Active 110 DOM
2. 2026-06-08
   days on market $99,000 Active 109 DOM
3. 2026-06-07
   days on market $99,000 Active 108 DOM
4. 2026-06-03
   days on market $99,000 Active 104 DOM
5. 2026-06-02
   days on market $99,000 Active 103 DOM
6. 2026-06-01
   days on market $99,000 Active 102 DOM
7. 2026-05-31
   days on market $99,000 Active 101 DOM
8. 2026-05-30
   days on market $99,000 Active 100 DOM
9. 2026-04-02
   price $99,000 602-char remark

   Show marketing remark (602 chars)

   Attention: Owner Financing available.Welcome to this well-maintained 2-bedroom, 2-bath home in Abbeville offering comfort, functionality, and recent updates. A 2-3 year old roof and 1 year old HVAC system provide peace of mind, while the thoughtful layout makes everyday living easy. The spacious living areas flow nicely into the kitchen, creating a practical setup for daily life or entertaining. Step outside to a large backyard with plenty of room to enjoy outdoor activities, gardening, or future possibilities. Conveniently located with easy access to local amenities, this home is ready for you!

10. 2026-03-12
    price $105,000 602-char remark

    Show marketing remark (602 chars)

    Attention: Owner Financing available.Welcome to this well-maintained 2-bedroom, 2-bath home in Abbeville offering comfort, functionality, and recent updates. A 2-3 year old roof and 1 year old HVAC system provide peace of mind, while the thoughtful layout makes everyday living easy. The spacious living areas flow nicely into the kitchen, creating a practical setup for daily life or entertaining. Step outside to a large backyard with plenty of room to enjoy outdoor activities, gardening, or future possibilities. Conveniently located with easy access to local amenities, this home is ready for you!

11. 2026-02-20
    listed $115,000 Active 602-char remark

    Show marketing remark (602 chars)

    Attention: Owner Financing available.Welcome to this well-maintained 2-bedroom, 2-bath home in Abbeville offering comfort, functionality, and recent updates. A 2-3 year old roof and 1 year old HVAC system provide peace of mind, while the thoughtful layout makes everyday living easy. The spacious living areas flow nicely into the kitchen, creating a practical setup for daily life or entertaining. Step outside to a large backyard with plenty of room to enjoy outdoor activities, gardening, or future possibilities. Conveniently located with easy access to local amenities, this home is ready for you!

12. 2025-11-03
    soldstatus $70,000 Sold 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

13. 2025-10-03
    status Pending 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

14. 2025-09-16
    price $79,900 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

15. 2025-08-19
    price $89,900 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

16. 2025-07-23
    price $99,900 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

17. 2025-06-27
    price $109,900 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

18. 2025-05-29
    price $119,900 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

19. 2025-04-30
    price $129,900 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

20. 2025-03-28
    listed $139,900 Active 451-char remark

    Show marketing remark (451 chars)

    THIS BEAUTIFUL 2 BEDROOM 2 BATH HOME FEATURES LARGE LIVING ROOM UPON ENTRY. RECENT RENOVATIONS THROUGHOUT. KITCHEN SHOWCASES NEW CABINETS, COUNTERTOPS, STAINLESS STEEL APPLIANCES, AND FIXTURES. BOTH PRIMARY AND HALL BATHS HAVE NEW VANITIES, TOILETS, AND FIXTURES. SPACIOUS BEDROOMS. EXTERIOR SHOWCASES NEW TRIM PAINT. ROOF INSTALLED APPROXIMATELY 1-2 YEARS AGO. NEW HVAC SYSTEM. LARGE BACKYARD. COVERED PATIO IN REAR. LOTS OF GROWING ROOM. A MUST SEE.

21. 2024-02-16
    listed $104,000 Active
22. 2020-01-29
    soldstatus $125,000
23. 2018-09-22
    listed $95,000
24. 2006-08-22
    listed $90,000

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$5,546
• − Property taxes: −$602
• − Insurance: −$495
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,880
• Taxable income: $5,597
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,549/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: 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

+10.0% since first listed

16 events — show timeline

• 2026-04-02 Price Changed $99,000 AcadianaMLS
• 2026-03-12 Price Changed $105,000 AcadianaMLS
• 2026-02-20 Listed $115,000 AcadianaMLS
• 2025-11-03 Sold (MLS) $70,000 AcadianaMLS
• 2025-10-03 Pending — AcadianaMLS
• 2025-09-16 Price Changed $79,900 AcadianaMLS
• 2025-08-19 Price Changed $89,900 AcadianaMLS
• 2025-07-23 Price Changed $99,900 AcadianaMLS
• 2025-06-27 Price Changed $109,900 AcadianaMLS
• 2025-05-29 Price Changed $119,900 AcadianaMLS
• 2025-04-30 Price Changed $129,900 AcadianaMLS
• 2025-03-28 Listed $139,900 AcadianaMLS
• 2024-02-16 Listed $104,000 AcadianaMLS
• 2020-01-29 Sold (Public Records) $125,000 Public Records
• 2018-09-22 Listed $95,000 AcadianaMLS
• 2006-08-22 Listed $90,000 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $602 · -0.3% YoY. Source: county tax records.