2049 Eleanor St · Vidalia, LA 71373

$112,500

3 bd · 2.0 ba · 1,650 sqft · SingleFamily · 180 Days on market

Built 1960 9,583 sqft lot $68/sqft · 44% below area Est $202k · 44% 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 +25.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.5/10.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home in a desirable area of Vidalia with no carpet anywhere—just beautiful original wood floors and tile throughout. The spacious kitchen opens to a large dining room, perfect for everyday meals or entertaining. An attached utility room just off the kitchen offers washer and dryer hookups, with the washer, dryer, and refrigerator negotiable. Exterior features include low-maintenance vinyl siding, a welcoming large front porch ideal for relaxing, and a workshop area in the backyard for projects or extra storage. This one has great bones and tons of potential—come make it yours! Property to be sold as is. All measurements and info are approx. and should be verified by the buyer.

Key facts

• Tile throughout
• Large dining room
• Spacious kitchen

Tags

• ORIGINAL WOOD FLOORS
• TILE THROUGHOUT
• SPACIOUS KITCHEN
• LARGE DINING ROOM
• ATTACHED UTILITY ROOM
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($778 loan paydown + $8k appreciation (7.0% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $112k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1960 — 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. Crime grade is D 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: 1.07% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $202,325
• List price: $112,500
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Lee Ave	0.48mi	3/2.0	1,685 (+2%)	5mo	$205,000	$122	70
100 Riverbend	0.43mi	3/2.0	1,708 (+4%)	10mo	$279,900	$164	66
112 River Bend Ave	0.45mi	3/2.0	1,674 (+2%)	16mo	$319,000	$191	64
2085 Bill Johnson Dr	0.45mi	3/2.0	1,690 (+2%)	15mo	$312,000	$185	62
5 Cadet St	0.37mi	4/1.0 (+1)	1,767 (+7%)	11mo	$145,000	$82	52
116 Miranda Dr	0.55mi	3/2.0	1,425 (-14%)	11mo	$165,000	$116	43
1611 Azalea Dr	0.74mi	4/1.0 (+1)	1,800 (+9%)	2mo	$78,500	$44	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.76×
• Total profit: $55,319
• Equity at exit: $77,761

10-year hold

• IRR: 23.4%
• Equity multiple: 5.72×
• Total profit: $148,582
• Equity at exit: $147,532

Cash invested: $31,500 (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 71373

• Home prices YoY: 6.3%
• Active inventory: 40
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $255

Break-even live

Break-even rent $879

Max offer price $112,500

Occupancy floor 74%

Sensitivity live

Price	-10% $319	-5% $287	+0% $255	+5% $223	+10% $192
Rent	-10% $160	-5% $208	+0% $255	+5% $303	+10% $350
Rate	-1.0pp $312	-0.5pp $284	base $255	+0.5pp $226	+1.0pp $196

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $112,500 Active 180 DOM
2. 2026-06-18
   days on market $112,500 Active 178 DOM
3. 2026-06-17
   days on market $112,500 Active 177 DOM
4. 2026-06-16
   days on market $112,500 Active 176 DOM
5. 2026-06-15
   days on market $112,500 Active 175 DOM
6. 2026-06-13
   days on market $112,500 Active 173 DOM
7. 2026-06-12
   days on market $112,500 Active 172 DOM
8. 2026-06-09
   days on market $112,500 Active 169 DOM
9. 2026-06-08
   days on market $112,500 Active 168 DOM
10. 2026-06-07
    days on market $112,500 Active 167 DOM
11. 2026-06-07
    days on market $112,500 Active 166 DOM
12. 2026-06-04
    days on market $112,500 Active 163 DOM
13. 2026-06-02
    days on market $112,500 Active 162 DOM
14. 2026-06-01
    days on market $112,500 Active 161 DOM
15. 2026-05-31
    days on market $112,500 Active 160 DOM
16. 2026-05-31
    days on market $112,500 Active 159 DOM
17. 2026-02-26
    status Active 725-char remark

    Show marketing remark (725 chars)

    Charming 3-bedroom, 2-bath home in a desirable area of Vidalia with no carpet anywhere—just beautiful original wood floors and tile throughout. The spacious kitchen opens to a large dining room, perfect for everyday meals or entertaining. An attached utility room just off the kitchen offers washer and dryer hookups, with the washer, dryer, and refrigerator negotiable. Exterior features include low-maintenance vinyl siding, a welcoming large front porch ideal for relaxing, and a workshop area in the backyard for projects or extra storage. This one has great bones and tons of potential—come make it yours! Property to be sold as is. All measurements and info are approx. and should be verified by the buyer.

18. 2026-02-15
    status Pending 725-char remark

    Show marketing remark (725 chars)

    Charming 3-bedroom, 2-bath home in a desirable area of Vidalia with no carpet anywhere—just beautiful original wood floors and tile throughout. The spacious kitchen opens to a large dining room, perfect for everyday meals or entertaining. An attached utility room just off the kitchen offers washer and dryer hookups, with the washer, dryer, and refrigerator negotiable. Exterior features include low-maintenance vinyl siding, a welcoming large front porch ideal for relaxing, and a workshop area in the backyard for projects or extra storage. This one has great bones and tons of potential—come make it yours! Property to be sold as is. All measurements and info are approx. and should be verified by the buyer.

19. 2025-12-11
    listed $112,500 Active 725-char remark

    Show marketing remark (725 chars)

    Charming 3-bedroom, 2-bath home in a desirable area of Vidalia with no carpet anywhere—just beautiful original wood floors and tile throughout. The spacious kitchen opens to a large dining room, perfect for everyday meals or entertaining. An attached utility room just off the kitchen offers washer and dryer hookups, with the washer, dryer, and refrigerator negotiable. Exterior features include low-maintenance vinyl siding, a welcoming large front porch ideal for relaxing, and a workshop area in the backyard for projects or extra storage. This one has great bones and tons of potential—come make it yours! Property to be sold as is. All measurements and info are approx. and should be verified by the buyer.

20. 2004-11-17
    soldstatus $55,000

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $14,419
• − Mortgage interest: −$6,302
• − Property taxes: −$686
• − Insurance: −$562
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,273
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,753/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Vidalia

• Score: 66/100
• State rank: #123
• US rank: #11620

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, LA
• Population (ZIP): 5,754

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 24% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 117.3895
• 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

+104.5% since first listed

4 events — show timeline

• 2026-02-26 Relisted — MLSU
• 2026-02-15 Pending — MLSU
• 2025-12-11 Listed $112,500 MLSU
• 2004-11-17 Sold (Public Records) $55,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $686 · +0.6% YoY. Source: county tax records.