110 April St · Lafayette, LA 70506

$119,000

2 bd · 1.5 ba · 1,164 sqft · SingleFamily public records · 84 Days on market

0.25 ac lot $102/sqft · at area comps Est $121k · at est.

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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 +21.4/30.0
• ARV discount +8.3/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in the heart of Lafayette! This well-maintained 2 bedroom, 1.5 bath home offers approximately 1,150 sq ft of living space and sits on a spacious lot measuring approximately 90 x 120. The home features central air and heat, public utilities, and a functional layout that makes great use of the space. Conveniently located near local shopping, dining, and schools, this property offers both comfort and accessibility. Whether you're looking for an affordable place to call home or a solid investment opportunity, this property is full of potential. Schedule your showing today!

Key facts

• Central air and heat
• Spacious lot
• Well maintained

Tags

• WELL MAINTAINED
• CENTRAL AIR AND HEAT
• FUNCTIONAL LAYOUT
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $119k (0.4% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.7% in Lafayette — 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 70/100 on livability (#63 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, crime F.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.00% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $121,098
• List price: $119,000
• Delta: -1.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Saint Jules St	0.11mi	3/1.0 (+1)	1,071 (-8%)	4mo	$130,000	$121	71
101 Rayland St Unit C	0.32mi	3/2.0 (+1)	1,203 (+3%)	5mo	$174,900	$145	68
205 Jimmie St	0.29mi	2/1.0	1,141 (-2%)	24mo	$79,700	$70	61
125 Ella St	0.72mi	2/2.5	1,155 (-1%)	1mo	$200,000	$173	60
303 Thelma Dr	0.20mi	3/1.0 (+1)	1,210 (+4%)	21mo	$51,000	$42	60
115 Hector St	0.28mi	3/1.5 (+1)	1,250 (+7%)	15mo	$135,000	$108	57
121 Hector St	0.24mi	3/1.0 (+1)	1,093 (-6%)	23mo	$134,500	$123	52
112 Alex St	0.53mi	3/1.0 (+1)	1,308 (+12%)	9mo	$125,000	$96	40

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,661
• Equity at exit: $17,743

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $14,324
• Equity at exit: $10,289

Cash invested: $33,320 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 404
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$624
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $177

Break-even live

Break-even rent $961

Max offer price $119,000

Occupancy floor 80%

Sensitivity live

Price	-10% $245	-5% $211	+0% $177	+5% $144	+10% $110
Rent	-10% $84	-5% $131	+0% $177	+5% $224	+10% $271
Rate	-1.0pp $237	-0.5pp $208	base $177	+0.5pp $146	+1.0pp $115

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Thelma Dr Lafayette, LA	2.0	1.0	1200	$1,200	$1.00	14d	1	0.22mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,050	$1.07	14d	1	0.30mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,100	$1.12	44d	1	0.30mi
133 Woodrow St Unit A Lafayette, LA	2.0	1.0	930	$1,050	$1.13	21d	1	0.37mi
127 Woodrow St Lafayette, LA	2.0	1.0	971	$1,200	$1.24	14d	1	0.39mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	44d	1	0.78mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	14d	1	0.81mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	14d	23	0.91mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	44d	1	0.98mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	1.04mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.08mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	14d	1	1.18mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	1.18mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	1.30mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	44d	5	1.35mi
312 Bertrand Dr #100 Lafayette, LA	2.0	2.0	1260	$1,400	$1.11	14d	1	1.35mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	21d	1	1.38mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	1.42mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	14d	14	1.43mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	44d	1	1.43mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	44d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $119,000 Active 84 DOM
2. 2026-06-17
   days on market $119,000 Active 83 DOM
3. 2026-06-16
   days on market $119,000 Active 82 DOM
4. 2026-06-15
   days on market $119,000 Active 81 DOM
5. 2026-06-14
   days on market $119,000 Active 79 DOM
6. 2026-06-13
   days on market $119,000 Active 78 DOM
7. 2026-06-10
   days on market $119,000 Active 76 DOM
8. 2026-06-09
   days on market $119,000 Active 75 DOM
9. 2026-06-08
   days on market $119,000 Active 74 DOM
10. 2026-06-07
    days on market $119,000 Active 73 DOM
11. 2026-06-05
    status $119,000 Active 70 DOM
12. 2026-05-18
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Great opportunity in the heart of Lafayette! This well-maintained 2 bedroom, 1.5 bath home offers approximately 1,150 sq ft of living space and sits on a spacious lot measuring approximately 90 x 120. The home features central air and heat, public utilities, and a functional layout that makes great use of the space. Conveniently located near local shopping, dining, and schools, this property offers both comfort and accessibility. Whether you're looking for an affordable place to call home or a solid investment opportunity, this property is full of potential. Schedule your showing today!

13. 2026-04-07
    price $119,000 593-char remark

    Show marketing remark (593 chars)

    Great opportunity in the heart of Lafayette! This well-maintained 2 bedroom, 1.5 bath home offers approximately 1,150 sq ft of living space and sits on a spacious lot measuring approximately 90 x 120. The home features central air and heat, public utilities, and a functional layout that makes great use of the space. Conveniently located near local shopping, dining, and schools, this property offers both comfort and accessibility. Whether you're looking for an affordable place to call home or a solid investment opportunity, this property is full of potential. Schedule your showing today!

14. 2026-03-09
    listed $130,000 Active 593-char remark

    Show marketing remark (593 chars)

    Great opportunity in the heart of Lafayette! This well-maintained 2 bedroom, 1.5 bath home offers approximately 1,150 sq ft of living space and sits on a spacious lot measuring approximately 90 x 120. The home features central air and heat, public utilities, and a functional layout that makes great use of the space. Conveniently located near local shopping, dining, and schools, this property offers both comfort and accessibility. Whether you're looking for an affordable place to call home or a solid investment opportunity, this property is full of potential. Schedule your showing today!

15. 2024-08-02
    historical $1,300
16. 2024-07-20
    listed $1,300
17. 2023-08-29
    historical $1,300
18. 2023-08-05
    listed $1,300
19. 2022-09-28
    soldstatus $210,000
20. 2022-02-08
    price $1,000
21. 2019-09-12
    listed $105,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $14,220
• − Mortgage interest: −$6,666
• − Property taxes: −$1,023
• − Insurance: −$595
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,462
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,080/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: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 of 98 in LA

Livability — Lafayette

• Score: 70/100
• State rank: #63
• US rank: #8133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, LA
• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• Metro: Lafayette, LA
• 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

+13.3% since first listed

10 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-04-07 Price Changed $119,000 AcadianaMLS
• 2026-03-09 Listed $130,000 AcadianaMLS
• 2024-08-02 Rental Removed $1,300 APPFOLIO
• 2024-07-20 Listed for Rent $1,300 APPFOLIO
• 2023-08-29 Rental Removed $1,300 APPFOLIO
• 2023-08-05 Listed for Rent $1,300 APPFOLIO
• 2022-09-28 Sold (Public Records) $210,000 Public Records
• 2022-02-08 Price Changed $1,000 RENT.
• 2019-09-12 Listed $105,000 AcadianaMLS

Property tax history

+13.5%/yr

Latest (2025): $1,023 · -1.1% YoY. Source: county tax records.