514 4th St · Rayne, LA 70578

$120,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily · 210 Days on market

4,791 sqft lot Est $164k · 27% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +5.9/10.0
• 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 MLS

Until recently, this home was occupied as a profitable rental home investment. With some TLC, this home can be a great investment either for yourself, or your rental portfolio.

Key facts

• Updated interior
• 4,791 sq ft lot
• Garage

Tags

• NEW ELECTRICAL WIRING
• UPDATED INTERIOR

Property features AI

Exterior

• Parking: Detached carport (1 covered space, total parking for 1)
• Utilities: Public sewer; City electric
• Home design: Single family residence
• Construction: Frame construction with other siding
• Exterior features: City street frontage on a paved road; Other roof

Interior

• Flooring: Vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with wall furnace; Window air conditioning units (multiple)
• Interior features: Vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Central Rayne Kindergarten School (197 students, 71% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $120k implies a 216% gain — meaningful room to come down on a strong offer.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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: 1.09% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $164,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Bernard St	0.03mi	2/2.0 (-1)	1,242 (-5%)	3mo	$120,000	$97	78
914 Olga St	0.34mi	3/2.0	1,400 (+7%)	0mo	$165,000	$118	69
404 S Cunningham St	0.42mi	3/2.0	1,360 (+4%)	7mo	$175,000	$129	65
1001 Theo Dr	0.49mi	3/1.5	1,274 (-3%)	7mo	$117,000	$92	64
205 N Cunningham St	0.57mi	3/2.0	1,280 (-2%)	7mo	$175,000	$137	59
309 E Edwards St	0.56mi	3/2.0	1,280 (-2%)	11mo	$179,000	$140	56
215 E Branche St	0.42mi	2/2.0 (-1)	1,160 (-12%)	2mo	$121,700	$105	50
1213 S Marie St	0.58mi	3/2.0	1,203 (-8%)	6mo	$165,000	$137	50
1111 Barbara St	0.61mi	3/1.0	1,192 (-9%)	10mo	$149,500	$125	48
1306 Barbara St	0.73mi	3/1.0	1,186 (-10%)	6mo	$130,000	$110	45
813 S Arenas St	0.53mi	3/2.0	1,450 (+10%)	10mo	$184,000	$127	45
510 S Arenas St	0.47mi	2/2.0 (-1)	1,487 (+13%)	8mo	$155,000	$104	41

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,543
• Equity at exit: $17,892

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $28,208
• Equity at exit: $10,375

Cash invested: $33,600 (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 70578

• Active inventory: 95
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $330

Break-even live

Break-even rent $890

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 E D St Rayne, LA	2.0	2.0	1434	$1,575	$1.10	13d	1	0.97mi
422 Ann Dr Rayne, LA	3.0	1.0	1100	$995	$0.90	21d	1	1.04mi

Listing history 25 events

1. 2026-06-18
   days on market $120,000 Active 210 DOM
2. 2026-06-17
   days on market $120,000 Active 209 DOM
3. 2026-06-16
   days on market $120,000 Active 208 DOM
4. 2026-06-15
   days on market $120,000 Active 207 DOM
5. 2026-06-13
   days on market $120,000 Active 205 DOM
6. 2026-06-12
   days on market $120,000 Active 204 DOM
7. 2026-06-09
   days on market $120,000 Active 201 DOM
8. 2026-06-08
   days on market $120,000 Active 200 DOM
9. 2026-06-07
   days on market $120,000 Active 199 DOM
10. 2026-06-07
    days on market $120,000 Active 198 DOM
11. 2026-06-04
    days on market $120,000 Active 195 DOM
12. 2026-06-02
    days on market $120,000 Active 194 DOM
13. 2026-06-01
    days on market $120,000 Active 193 DOM
14. 2026-05-31
    days on market $120,000 Active 192 DOM
15. 2026-05-31
    days on market $120,000 Active 191 DOM
16. 2026-05-20
    status Active
17. 2026-04-27
    price $120,000
18. 2026-02-06
    price $130,000
19. 2026-01-19
    price $135,000
20. 2025-10-30
    listed $145,000 Active
21. 2025-03-27
    soldstatus $38,000
22. 2025-03-26
    soldstatus $38,000 Sold 176-char remark

    Show marketing remark (176 chars)

    Until recently, this home was occupied as a profitable rental home investment. With some TLC, this home can be a great investment either for yourself, or your rental portfolio.

23. 2025-01-30
    status Pending 176-char remark

    Show marketing remark (176 chars)

    Until recently, this home was occupied as a profitable rental home investment. With some TLC, this home can be a great investment either for yourself, or your rental portfolio.

24. 2024-12-17
    listed $45,955 Active 176-char remark

    Show marketing remark (176 chars)

    Until recently, this home was occupied as a profitable rental home investment. With some TLC, this home can be a great investment either for yourself, or your rental portfolio.

25. 2015-12-15
    soldstatus $15,000

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$374/yr (+$31/mo · 130.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,700
• − Mortgage interest: −$6,722
• − Property taxes: −$286
• − Insurance: −$600
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,491
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,464/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

+700.0% since first listed

10 events — show timeline

• 2026-05-20 Relisted — AcadianaMLS
• 2026-04-27 Price Changed $120,000 AcadianaMLS
• 2026-02-06 Price Changed $130,000 AcadianaMLS
• 2026-01-19 Price Changed $135,000 AcadianaMLS
• 2025-10-30 Listed $145,000 AcadianaMLS
• 2025-03-27 Sold (Public Records) $38,000 Public Records
• 2025-03-26 Sold (MLS) $38,000 AcadianaMLS
• 2025-01-30 Pending — AcadianaMLS
• 2024-12-17 Listed $45,955 AcadianaMLS
• 2015-12-15 Sold (Public Records) $15,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $286 · -8.3% YoY. Source: county tax records.