102 Della St Unit A B · Lafayette, LA 70501

$105,000

5 bd · 5.0 ba · 1,890 sqft · MultiFamily · 83 Days on market

Fair condition 0.31 ac lot $56/sqft · 23% below area Est $137k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention investors! Great income producing opportunity with two rental units, both currently tenant occupied. Each unit offers central air and heat along with dedicated parking. Unit 102A features 3 bedrooms and 2 bathrooms with monthly rent of $750. Unit 102B offers 2 bedrooms and 2 bathrooms with monthly rent of $775. With steady rental income already in place, this property is a solid addition to any investment portfolio.

Key facts

• 0.31 acre lot
• 2 parking spots
• Listed 82 days

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$136,786) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath multifamily listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 74% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 247 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,090/mo this rent would consume 75% of the median local household income ($33k/yr) (locally 2089% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.77%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $136,786
• List price: $105,000
• Delta: -23.24%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.75×
• Total profit: $51,509
• Equity at exit: $15,656

10-year hold

• IRR: 47.2%
• Equity multiple: 6.57×
• Total profit: $163,745
• Equity at exit: $9,078

Cash invested: $29,400 (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 70501

• Rents YoY: 7.3%
• Active inventory: 247
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $925

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 51%

Sensitivity live

Price	-10% $998	-5% $962	+0% $925	+5% $889	+10% $853
Rent	-10% $760	-5% $843	+0% $925	+5% $1,008	+10% $1,091
Rate	-1.0pp $978	-0.5pp $952	base $925	+0.5pp $898	+1.0pp $871

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,034
1× unit	2	2	$1,056
Total (2 units)			$2,090

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	15d	1	0.92mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	15d	1	1.09mi

Listing history 23 events

1. 2026-06-21
   days on market $105,000 Active 83 DOM
2. 2026-06-18
   days on market $105,000 Active 80 DOM
3. 2026-06-17
   days on market $105,000 Active 79 DOM
4. 2026-06-16
   price $105,000 Active 78 DOM
5. 2026-06-16
   days on market $115,000 Active 78 DOM
6. 2026-06-15
   days on market $115,000 Active 77 DOM
7. 2026-06-14
   days on market $115,000 Active 75 DOM
8. 2026-06-13
   days on market $115,000 Active 74 DOM
9. 2026-06-10
   days on market $115,000 Active 72 DOM
10. 2026-06-09
    days on market $115,000 Active 71 DOM
11. 2026-06-08
    days on market $115,000 Active 70 DOM
12. 2026-06-07
    days on market $115,000 Active 69 DOM
13. 2026-06-05
    days on market $115,000 Active 66 DOM
14. 2026-06-03
    days on market $115,000 Active 65 DOM
15. 2026-06-02
    days on market $115,000 Active 64 DOM
16. 2026-06-01
    days on market $115,000 Active 63 DOM
17. 2026-05-31
    days on market $115,000 Active 62 DOM
18. 2026-05-30
    days on market $115,000 Active 61 DOM
19. 2026-03-30
    listed $115,000 Active 429-char remark

    Show marketing remark (429 chars)

    Attention investors! Great income producing opportunity with two rental units, both currently tenant occupied. Each unit offers central air and heat along with dedicated parking. Unit 102A features 3 bedrooms and 2 bathrooms with monthly rent of $750. Unit 102B offers 2 bedrooms and 2 bathrooms with monthly rent of $775. With steady rental income already in place, this property is a solid addition to any investment portfolio.

20. 2022-10-14
    price $120,000
21. 2022-06-28
    listed $160,000 Active
22. 2017-11-16
    soldstatus $76,000
23. 2017-10-18
    listed $80,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,080
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$3,055
• Taxable income: $10,031
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $8,698/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, including painting the exterior, replacing worn flooring, and updating bathrooms, to significantly improve its resale and rental value.

Repairs flagged

• Major kitchen flooring — The flooring is worn and needs replacement.
• Major bathroom fixtures — The fixtures are dated and need updating.
• Major exterior siding — The siding is weathered and needs repainting or replacement.

Value-add opportunities

• Both Paint exterior siding — Fresh paint will improve curb appeal and the home's overall appearance.
• Both Replace worn flooring — New flooring will improve the home's condition and make it more appealing to potential buyers or renters.
• Both Update bathroom fixtures — Modern fixtures will enhance the home's appeal and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · The flooring is worn and needs replacement.	Major	$15,000–50,000
bathroom fixtures · The fixtures are dated and need updating.	Major	$15,000–50,000
exterior siding · The siding is weathered and needs repainting or replacement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint will improve curb appeal and the home's overall appearance. ↑
• Both Replace worn flooring — New flooring will improve the home's condition and make it more appealing to potential buyers or renters. ↑
• Both Update bathroom fixtures — Modern fixtures will enhance the home's appeal and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 18% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▼ -108.63%
• Current HPI: 81.2963
• Rent YoY: ▲ 7.35%
• 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

+43.8% since first listed

5 events — show timeline

• 2026-03-30 Listed $115,000 AcadianaMLS
• 2022-10-14 Price Changed $120,000 AcadianaMLS
• 2022-06-28 Listed $160,000 AcadianaMLS
• 2017-11-16 Sold (MLS) $76,000 AcadianaMLS
• 2017-10-18 Listed $80,000 AcadianaMLS