809 Loraine St · Abbeville, LA 70510

$65,799

3 bd · 2.0 ba · 1,601 sqft · SingleFamily · 401 Days on market

Built 1950 0.50 ac lot $41/sqft · 49% below area Est $128k · 49% under ↓ 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

: This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

Key facts

• Has never flooded
• Not in a flood zone
• Investment property

Tags

• INVESTMENT PROPERTY
• NOT IN A FLOOD ZONE
• HAS NEVER FLOODED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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; 2 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 $455 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $54k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $57,903 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $128,024
• List price: $65,799
• Delta: -48.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Loraine St	0.00mi	3/2.0	1,601 (0%)	0mo	$62,000	$39	100
1016 Grace St	0.43mi	3/2.0	1,564 (-2%)	3mo	$139,000	$89	73
808 Loraine St	0.02mi	3/1.0	1,388 (-13%)	1mo	$33,500	$24	72
809 Morgan St	0.11mi	2/1.0 (-1)	1,410 (-12%)	11mo	$109,000	$77	57
2008 W Summers Dr	0.59mi	3/2.0	1,696 (+6%)	10mo	$112,000	$66	54
311 Second 2nd St	0.75mi	3/2.0	1,824 (+14%)	11mo	$154,000	$84	33

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: 26.6%
• Equity multiple: 2.10×
• Total profit: $20,337
• Equity at exit: $9,811

10-year hold

• IRR: 34.2%
• Equity multiple: 4.13×
• Total profit: $57,582
• Equity at exit: $5,689

Cash invested: $18,424 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$345
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $487

Break-even live

Break-even rent $508

Max offer price $65,799

Occupancy floor 52%

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: $16,450
• Closing costs: $1,974
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	43d	1	1.16mi
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	1.45mi

Listing history 29 events

1. 2026-06-07
   status $65,799 Pending 401 DOM
2. 2026-06-03
   days on market $65,799 Active 401 DOM
3. 2026-06-02
   days on market $65,799 Active 400 DOM
4. 2026-06-01
   days on market $65,799 Active 399 DOM
5. 2026-05-31
   days on market $65,799 Active 398 DOM
6. 2026-05-30
   days on market $65,799 Active 397 DOM
7. 2026-05-08
   status Active 244-char remark

   Show marketing remark (244 chars)

   : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

8. 2026-04-22
   status Pending 244-char remark

   Show marketing remark (244 chars)

   : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

9. 2026-04-14
   price $65,799 244-char remark

   Show marketing remark (244 chars)

   : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

10. 2026-04-08
    status Active 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

11. 2026-03-02
    status Active 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

12. 2026-02-11
    price $69,000 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

13. 2026-01-16
    price $71,000 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

14. 2025-12-03
    price $74,700 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

15. 2025-11-14
    price $77,777 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

16. 2025-10-28
    price $80,000 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

17. 2025-10-03
    status Active 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

18. 2025-10-02
    price $84,700 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

19. 2025-09-10
    price $90,000 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

20. 2025-08-14
    price $94,700 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

21. 2025-06-17
    price $99,700 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

22. 2025-05-16
    price $109,700 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

23. 2025-05-06
    price $114,700 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

24. 2025-04-02
    listed $119,700 Active 244-char remark

    Show marketing remark (244 chars)

    : This 3-bedroom 2 bath home is ready for its new owners. This home makes for a great investment property or first-time homebuyer who ready to update it to their desire. Home has as never flooded!Home does qualify for VA and FHA Renovation Loan

25. 2021-03-15
    soldstatus $106,500 568-char remark

    Show marketing remark (568 chars)

    Move in ready 3 bedroom 2 bath home right off of Highway 14 walking distance away from Shucks and RiverFront restaurant! Right at 1600 square feet, tucked right behind Vermillion Catholic, makes this one of the bigger homes in the neighborhood. Spacious kitchen with a huge window right above the sink. Tons of upgrades have been made in the last few years that include: HVAC system (1.5 years old), duct work has been replaced and is 2 years old, and the hot water heater is only 2 years old. This great starter home is also not in a flood zone and has never flooded!

26. 2021-03-15
    soldstatus $106,500

    Show marketing remark (568 chars)

    Move in ready 3 bedroom 2 bath home right off of Highway 14 walking distance away from Shucks and RiverFront restaurant! Right at 1600 square feet, tucked right behind Vermillion Catholic, makes this one of the bigger homes in the neighborhood. Spacious kitchen with a huge window right above the sink. Tons of upgrades have been made in the last few years that include: HVAC system (1.5 years old), duct work has been replaced and is 2 years old, and the hot water heater is only 2 years old. This great starter home is also not in a flood zone and has never flooded!

27. 2020-11-12
    listed $106,500 568-char remark

    Show marketing remark (568 chars)

    Move in ready 3 bedroom 2 bath home right off of Highway 14 walking distance away from Shucks and RiverFront restaurant! Right at 1600 square feet, tucked right behind Vermillion Catholic, makes this one of the bigger homes in the neighborhood. Spacious kitchen with a huge window right above the sink. Tons of upgrades have been made in the last few years that include: HVAC system (1.5 years old), duct work has been replaced and is 2 years old, and the hot water heater is only 2 years old. This great starter home is also not in a flood zone and has never flooded!

28. 2015-08-28
    soldstatus $95,000
29. 2015-06-03
    listed $105,000

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $362 · $30/mo
• Expected delta: +$18/yr (+$2/mo · 5.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $13,490
• − Mortgage interest: −$3,686
• − Property taxes: −$344
• − Insurance: −$329
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$1,914
• Taxable income: $5,059
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,630/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

-37.3% since first listed

23 events — show timeline

• 2026-05-08 Relisted — AcadianaMLS
• 2026-04-22 Pending — AcadianaMLS
• 2026-04-14 Price Changed $65,799 AcadianaMLS
• 2026-04-08 Relisted — AcadianaMLS
• 2026-03-02 Relisted — AcadianaMLS
• 2026-02-11 Price Changed $69,000 AcadianaMLS
• 2026-01-16 Price Changed $71,000 AcadianaMLS
• 2025-12-03 Price Changed $74,700 AcadianaMLS
• 2025-11-14 Price Changed $77,777 AcadianaMLS
• 2025-10-28 Price Changed $80,000 AcadianaMLS
• 2025-10-03 Relisted — AcadianaMLS
• 2025-10-02 Price Changed $84,700 AcadianaMLS
• 2025-09-10 Price Changed $90,000 AcadianaMLS
• 2025-08-14 Price Changed $94,700 AcadianaMLS
• 2025-06-17 Price Changed $99,700 AcadianaMLS
• 2025-05-16 Price Changed $109,700 AcadianaMLS
• 2025-05-06 Price Changed $114,700 AcadianaMLS
• 2025-04-02 Listed $119,700 AcadianaMLS
• 2021-03-15 Sold (Public Records) $106,500 Public Records
• 2021-03-15 Sold (MLS) $106,500 AcadianaMLS
• 2020-11-12 Listed $106,500 AcadianaMLS
• 2015-08-28 Sold (MLS) $95,000 AcadianaMLS
• 2015-06-03 Listed $105,000 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $344 · -0.2% YoY. Source: county tax records.