220 S Leonard St · Abbeville, LA 70510

$90,000

4 bd · 1.5 ba · 1,580 sqft · SingleFamily · 48 Days on market

8,712 sqft lot $57/sqft · 59% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

Key facts

• Tenant occupied
• Solid opportunity
• Rental income

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• RENTAL INCOME
• STRONG RENTAL APPEAL
• LONG TERM RENTAL STABILITY
• SOLID OPPORTUNITY

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; Total 1 parking space
• Utilities: Public sewer; City electric
• Home design: Single-family residence
• Construction: Wood siding/frame construction
• Exterior features: Chain link and wood fencing; Metal roof; City street frontage

Interior

• Flooring: Laminate flooring; Tile flooring; Wood laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit cooling; Has heating (other type)
• Interior features: Built-in features

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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.
• Zoned schools: James A. Herod Elementary School (math 14% / reading 29%, grade F, #434 of 646 statewide, top 68%, 340 students, 90% FRL); Abbeville High School (math 12% / reading 32%, grade F, #171 of 265 statewide, top 66%, 607 students, 81% FRL) — zoned schools average 85% FRL vs 53% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 46% district-wide (-25 pts) — the specific schools serving this property underperform the Vermilion Parish average; the district grade overstates school quality for this exact location.
• 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago 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 $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.25% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $56,721
• List price: $90,000
• Delta: 58.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Donald Frederick Blvd	0.22mi	3/2.0 (-1)	1,478 (-6%)	8mo	$142,500	$96	65
1722 Michael St	0.33mi	3/1.0 (-1)	1,507 (-5%)	9mo	$135,000	$90	62
208 S Guegnon St	0.52mi	3/2.0 (-1)	1,632 (+3%)	5mo	$174,000	$107	59
1901 Prairie Ave	0.44mi	3/2.0 (-1)	1,509 (-4%)	21mo	$99,900	$66	48
506 S East St	0.70mi	3/2.0 (-1)	1,650 (+4%)	22mo	$118,000	$72	35

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,862
• Equity at exit: $13,419

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $27,119
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $290

Break-even live

Break-even rent $755

Max offer price $90,000

Occupancy floor 69%

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: $22,500
• Closing costs: $2,700
• 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	0.95mi
417 Marcia Ave Abbeville, LA	3.0	2.0	2000	$1,700	$0.85	21d	1	1.17mi

Listing history 29 events

1. 2026-06-18
   days on market $90,000 Active 48 DOM
2. 2026-06-17
   days on market $90,000 Active 47 DOM
3. 2026-06-16
   days on market $90,000 Active 46 DOM
4. 2026-06-15
   days on market $90,000 Active 45 DOM
5. 2026-06-14
   days on market $90,000 Active 43 DOM
6. 2026-06-13
   days on market $90,000 Active 42 DOM
7. 2026-06-10
   days on market $90,000 Active 40 DOM
8. 2026-06-09
   days on market $90,000 Active 39 DOM
9. 2026-06-08
   days on market $90,000 Active 38 DOM
10. 2026-06-07
    days on market $90,000 Active 37 DOM
11. 2026-06-03
    days on market $90,000 Active 33 DOM
12. 2026-06-02
    days on market $90,000 Active 32 DOM
13. 2026-06-01
    days on market $90,000 Active 31 DOM
14. 2026-05-31
    days on market $90,000 Active 30 DOM
15. 2026-05-30
    days on market $90,000 Active 29 DOM
16. 2026-05-01
    listed $90,000 Active 641-char remark
17. 2024-03-21
    listed $75,000 Active
18. 2023-04-12
    soldstatus $50,000 Sold

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

19. 2023-03-09
    status Pending

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

20. 2023-03-05
    price $54,900

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

21. 2023-02-13
    price $59,900

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

22. 2023-01-19
    price $62,000

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

23. 2022-12-08
    price $69,000

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

24. 2022-11-11
    listed $75,000 Active

    Show marketing remark (325 chars)

    This 4-bedroom, 1 1/2 -bath home with over 1500 square feet is located near Mouton Park. This property is located in Flood zone X and does not require flood insurance. As an investment property, this home rented for $800 per month. A perfect addition to your real estate portfolio. Call for your showing today! Owner/Agent.

25. 2016-12-05
    soldstatus $27,500
26. 2016-10-17
    listed $29,000
27. 2016-03-01
    soldstatus $12,900
28. 2015-12-14
    listed $12,900
29. 2015-07-17
    listed $16,600

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$248/yr (+$21/mo · 100.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $13,460
• − Mortgage interest: −$5,041
• − Property taxes: −$247
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,618
• Taxable income: $2,152
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $2,959/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

+442.2% since first listed

14 events — show timeline

• 2026-05-01 Listed $90,000 AcadianaMLS
• 2024-03-21 Listed $75,000 AcadianaMLS
• 2023-04-12 Sold (MLS) $50,000 AcadianaMLS
• 2023-03-09 Pending — AcadianaMLS
• 2023-03-05 Price Changed $54,900 AcadianaMLS
• 2023-02-13 Price Changed $59,900 AcadianaMLS
• 2023-01-19 Price Changed $62,000 AcadianaMLS
• 2022-12-08 Price Changed $69,000 AcadianaMLS
• 2022-11-11 Listed $75,000 AcadianaMLS
• 2016-12-05 Sold (MLS) $27,500 AcadianaMLS
• 2016-10-17 Listed $29,000 AcadianaMLS
• 2016-03-01 Sold (MLS) $12,900 AcadianaMLS
• 2015-12-14 Listed $12,900 AcadianaMLS
• 2015-07-17 Listed $16,600 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $247 · -0.3% YoY. Source: county tax records.