8133 Meadow Ln · Abbeville, LA 70510

$158,500

2 bd · 2.0 ba · 2,241 sqft · SingleFamily · 211 Days on market

Built 1975 1.01 ac lot $71/sqft · 35% below area Est $242k · 35% under ↓ 6% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• 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

Custom built French Country designed home with solid block walls and Old Chicago brick on the exterior as well as its wood burning fireplace and hearth on the interior. You'll get the feel of privacy and seclusion when you arrive near the end of this one road neighborhood with NO thru traffic and a cul-de-sac at the Vermilion River. The home was originally built with 2 bedrooms and 2 full baths, but can easily be, and was once utilized as a 3 and/or 4 bedroom within the large sunroom, living room or den. In addition, it features a central kitchen and dining area and a large laundry. The double carport has a large, attached workshop with good storage and solid walls. The mostly wooded backyard features a large open deck and several mature cypress and other trees throughout.

Key facts

• Open deck
• Large laundry
• Attached workshop

Tags

• WOOD BURNING FIREPLACE
• CUL-DE-SAC
• CENTRAL KITCHEN
• LARGE LAUNDRY
• ATTACHED WORKSHOP
• OPEN DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $140k (11.9% below list).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.

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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $139,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1975 — 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: 0.88% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (median comp): $242,337
• List price: $158,500
• Delta: -34.60%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8921 Oak Creek Ln	0.62mi	3/2.5 (+1)	2,190 (-2%)	11mo	$359,900	$164	51
8539 Meadow Ln	0.41mi	3/3.0 (+1)	2,058 (-8%)	18mo	$220,000	$107	43

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-15,750
• Equity at exit: $23,633

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,120
• Equity at exit: $13,704

Cash invested: $44,380 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$831
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $157

Break-even live

Break-even rent $1,197

Max offer price $158,500

Occupancy floor 84%

Sensitivity live

Price	-10% $247	-5% $202	+0% $157	+5% $112	+10% $67
Rent	-10% $47	-5% $102	+0% $157	+5% $212	+10% $267
Rate	-1.0pp $237	-0.5pp $197	base $157	+0.5pp $116	+1.0pp $74

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   days on market $158,500 Active 211 DOM
2. 2026-06-09
   days on market $158,500 Active 210 DOM
3. 2026-06-08
   days on market $158,500 Active 209 DOM
4. 2026-06-07
   days on market $158,500 Active 208 DOM
5. 2026-06-03
   days on market $158,500 Active 204 DOM
6. 2026-06-02
   days on market $158,500 Active 203 DOM
7. 2026-06-01
   days on market $158,500 Active 202 DOM
8. 2026-05-31
   days on market $158,500 Active 201 DOM
9. 2026-05-30
   days on market $158,500 Active 200 DOM
10. 2026-03-12
    price $158,500 788-char remark

    Show marketing remark (788 chars)

    Custom built French Country designed home with solid block walls and Old Chicago brick on the exterior as well as its wood burning fireplace and hearth on the interior. You'll get the feel of privacy and seclusion when you arrive near the end of this one road neighborhood with NO thru traffic and a cul-de-sac at the Vermilion River. The home was originally built with 2 bedrooms and 2 full baths, but can easily be, and was once utilized as a 3 and/or 4 bedroom within the large sunroom, living room or den. In addition, it features a central kitchen and dining area and a large laundry. The double carport has a large, attached workshop with good storage and solid walls. The mostly wooded backyard features a large open deck and several mature cypress and other trees throughout.

11. 2026-01-06
    price $162,000 788-char remark

    Show marketing remark (788 chars)

    Custom built French Country designed home with solid block walls and Old Chicago brick on the exterior as well as its wood burning fireplace and hearth on the interior. You'll get the feel of privacy and seclusion when you arrive near the end of this one road neighborhood with NO thru traffic and a cul-de-sac at the Vermilion River. The home was originally built with 2 bedrooms and 2 full baths, but can easily be, and was once utilized as a 3 and/or 4 bedroom within the large sunroom, living room or den. In addition, it features a central kitchen and dining area and a large laundry. The double carport has a large, attached workshop with good storage and solid walls. The mostly wooded backyard features a large open deck and several mature cypress and other trees throughout.

12. 2025-11-10
    listed $167,500 Active 788-char remark

    Show marketing remark (788 chars)

    Custom built French Country designed home with solid block walls and Old Chicago brick on the exterior as well as its wood burning fireplace and hearth on the interior. You'll get the feel of privacy and seclusion when you arrive near the end of this one road neighborhood with NO thru traffic and a cul-de-sac at the Vermilion River. The home was originally built with 2 bedrooms and 2 full baths, but can easily be, and was once utilized as a 3 and/or 4 bedroom within the large sunroom, living room or den. In addition, it features a central kitchen and dining area and a large laundry. The double carport has a large, attached workshop with good storage and solid walls. The mostly wooded backyard features a large open deck and several mature cypress and other trees throughout.

13. 2025-04-08
    listed $169,000 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: $581 · $48/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$291/yr (+$24/mo · 50.0%)

ⓘ 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) · 45% 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: $16,751
• − Mortgage interest: −$8,878
• − Property taxes: −$581
• − Insurance: −$792
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,611
• Taxable loss: −$792
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,075/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

• 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

-6.2% since first listed

4 events — show timeline

• 2026-03-12 Price Changed $158,500 AcadianaMLS
• 2026-01-06 Price Changed $162,000 AcadianaMLS
• 2025-11-10 Listed $167,500 AcadianaMLS
• 2025-04-08 Listed $169,000 AcadianaMLS

Property tax history

-0.4%/yr

Latest (2025): $581 · -0.2% YoY. Source: county tax records.