512 S Young St · Abbeville, LA 70510

$45,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 91 Days on market

0.50 ac lot $38/sqft · 9% below area Est $50k · 9% under ↓ 25% 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 +11.7/15.0
• 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

Attention investors and first-time home buyers! This 3-bedroom, 1 bath home sits elevated on piers and offers a solid foundation for rental income or a future appreciation. It is priced to sell and perfect for a first-time investor to start their portfolio. The fenced in lot is spacious and also holds a detached garage that can be used for extra storage space. Whether you're looking to settle into your first home or expand your rental portfolio, this property offers affordability, versatility, and long-term value. Don't miss this opportunity to own a home with great bones and endless possibilities! Schedule your showings today!

Key facts

• 0.5 acre lot
• Garage
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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: 2.30% ✓
• Cap rate: 20.84%
• Cash-on-cash: 51.96%
• DSCR: 3.31
• GRM: 3.6

CMA / ARV

• ARV (median comp): $49,671
• List price: $45,000
• Delta: -9.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S Bailey St	0.10mi	3/1.0	1,100 (-8%)	10mo	$42,000	$38	73
413 E Martin Luther King, Jr. Dr	0.26mi	3/1.0	1,161 (-3%)	14mo	$30,000	$26	71
108 Maude Ave	0.33mi	2/2.0 (-1)	1,200 (0%)	14mo	$41,595	$35	64
700 S State Street St	0.40mi	3/1.0	1,115 (-7%)	12mo	$76,000	$68	60
1719 Maude Ave	0.66mi	3/1.0	1,250 (+4%)	7mo	$5,000	$4	57
307 S Guegnon St	0.19mi	3/2.0	1,315 (+10%)	18mo	$123,600	$94	56
303 S Louisiana St	0.32mi	3/1.0	1,100 (-8%)	19mo	$27,000	$25	56
101 Landry Dr	0.71mi	2/1.0 (-1)	1,251 (+4%)	4mo	$79,999	$64	51
114 N Lyman St	0.49mi	3/1.0	1,083 (-10%)	15mo	$48,000	$44	48
106 Holmes Dr	0.57mi	2/2.0 (-1)	1,342 (+12%)	3mo	$55,500	$41	42
805 E Vermilion St	0.59mi	3/1.0	1,030 (-14%)	13mo	$55,000	$53	38
1203 S State St	0.53mi	3/2.0	1,055 (-12%)	18mo	$107,000	$101	36

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: 49.9%
• Equity multiple: 3.18×
• Total profit: $27,451
• Equity at exit: $6,710

10-year hold

• IRR: 55.3%
• Equity multiple: 6.45×
• Total profit: $68,618
• Equity at exit: $3,891

Cash invested: $12,600 (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 70510

• Active inventory: 180
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $546

Break-even live

Break-even rent $345

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $571	-5% $558	+0% $546	+5% $533	+10% $520
Rent	-10% $464	-5% $505	+0% $546	+5% $587	+10% $627
Rate	-1.0pp $568	-0.5pp $557	base $546	+0.5pp $534	+1.0pp $522

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Lafayette St Unit 2 Abbeville, LA	2.0	1.0	800	$1,199	$1.50	15d	1	0.35mi
407 Nugier St Abbeville, LA	4.0	2.0	1374	$695	$0.51	45d	1	0.96mi

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 91 DOM
2. 2026-06-17
   days on market $45,000 Active 90 DOM
3. 2026-06-16
   days on market $45,000 Active 89 DOM
4. 2026-06-15
   days on market $45,000 Active 88 DOM
5. 2026-06-14
   days on market $45,000 Active 86 DOM
6. 2026-06-13
   days on market $45,000 Active 85 DOM
7. 2026-06-10
   days on market $45,000 Active 83 DOM
8. 2026-06-09
   days on market $45,000 Active 82 DOM
9. 2026-06-08
   days on market $45,000 Active 81 DOM
10. 2026-06-07
    days on market $45,000 Active 80 DOM
11. 2026-06-03
    days on market $45,000 Active 76 DOM
12. 2026-06-02
    days on market $45,000 Active 75 DOM
13. 2026-06-01
    days on market $45,000 Active 74 DOM
14. 2026-05-31
    days on market $45,000 Active 73 DOM
15. 2026-05-30
    days on market $45,000 Active 72 DOM
16. 2026-04-21
    price $45,000 635-char remark

    Show marketing remark (635 chars)

    Attention investors and first-time home buyers! This 3-bedroom, 1 bath home sits elevated on piers and offers a solid foundation for rental income or a future appreciation. It is priced to sell and perfect for a first-time investor to start their portfolio. The fenced in lot is spacious and also holds a detached garage that can be used for extra storage space. Whether you're looking to settle into your first home or expand your rental portfolio, this property offers affordability, versatility, and long-term value. Don't miss this opportunity to own a home with great bones and endless possibilities! Schedule your showings today!

17. 2026-03-19
    listed $60,000 Active 635-char remark

    Show marketing remark (635 chars)

    Attention investors and first-time home buyers! This 3-bedroom, 1 bath home sits elevated on piers and offers a solid foundation for rental income or a future appreciation. It is priced to sell and perfect for a first-time investor to start their portfolio. The fenced in lot is spacious and also holds a detached garage that can be used for extra storage space. Whether you're looking to settle into your first home or expand your rental portfolio, this property offers affordability, versatility, and long-term value. Don't miss this opportunity to own a home with great bones and endless possibilities! Schedule your showings today!

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $247 · $21/mo
• Expected delta: +$34/yr (+$3/mo · 15.9%)

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

Taxation est. · year 1

• Rental income: $12,428
• − Mortgage interest: −$2,521
• − Property taxes: −$214
• − Insurance: −$225
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,309
• Taxable income: $6,171
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,066/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

-25.0% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $45,000 AcadianaMLS
• 2026-03-19 Listed $60,000 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $214 · -0.3% YoY. Source: county tax records.