412 Normandy Rd · Lafayette, LA 70503

$205,000

2 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 82 Days on market

Built 1998 6,969 sqft lot $162/sqft · 8% above area Est $190k · 8% over

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Why this score? — see what drove the D- 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 +15.7/30.0
• DSCR +4.8/10.0
• ARV discount +4.0/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two-bedroom, one-bath home offers the perfect blend of comfort and convenience, situated on a beautiful lot in a highly desirable location. Featuring an open floor plan, the home feels bright and spacious, with a natural flow between the living, dining, and kitchen areas--ideal for both everyday living and entertaining.Step outside to enjoy the generous yard, perfect for relaxing, gardening, or hosting gatherings with family and friends. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes.With its inviting layout, great outdoor space, and prime location close to shopping, dining, and local amenities, this home is a must-see. Don't miss your chance to make it yours!

Key facts

• Open floor plan
• Generous yard
• Prime location

Tags

• OPEN FLOOR PLAN
• GENEROUS YARD
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $169k (17.6% below list).
• Recommended offer: $169k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents flat; 237 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 82 days — a 6% lower offer ($193k) 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.

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 $168,931 (17.6% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 18% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.82% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $190,016
• List price: $205,000
• Delta: 7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Normandy Rd	0.01mi	3/2.0 (+1)	1,112 (-12%)	5mo	$185,000	$166	67
425 Normandy Rd	0.04mi	3/2.0 (+1)	1,100 (-13%)	5mo	$160,000	$145	64
304 Rena Dr	0.47mi	3/2.0 (+1)	1,300 (+3%)	4mo	$215,000	$165	61
202 Rena Dr	0.41mi	3/1.0 (+1)	1,377 (+9%)	3mo	$179,900	$131	58
605 Dutton Dr	0.53mi	3/2.0 (+1)	1,263 (+0%)	10mo	$183,000	$145	58
302 Newcastle Dr	0.69mi	3/1.5 (+1)	1,250 (-1%)	6mo	$180,000	$144	54
233 Normandy Rd	0.29mi	3/1.0 (+1)	1,103 (-13%)	8mo	$163,500	$148	54
109 Normandy Rd	0.51mi	3/2.0 (+1)	1,329 (+5%)	12mo	$205,000	$154	48
495 Mount Vernon Dr	0.62mi	3/2.0 (+1)	1,178 (-7%)	6mo	$135,000	$115	46
305 Halcott Dr #122	0.50mi	2/2.5	1,440 (+14%)	2mo	$205,000	$142	46
316 Kim Dr	0.61mi	3/1.5 (+1)	1,350 (+7%)	10mo	$130,000	$96	45
202 Dryades Ln	0.69mi	3/2.0 (+1)	1,450 (+15%)	5mo	$175,000	$121	30

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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-31,949
• Equity at exit: $30,566

10-year hold

• IRR: -12.5%
• Equity multiple: 0.34×
• Total profit: $-37,796
• Equity at exit: $17,725

Cash invested: $57,400 (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 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 237
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $90

Break-even live

Break-even rent $1,576

Max offer price $205,000

Occupancy floor 90%

Sensitivity live

Price	-10% $206	-5% $148	+0% $90	+5% $32	+10% $-26
Rent	-10% $-44	-5% $23	+0% $90	+5% $157	+10% $223
Rate	-1.0pp $193	-0.5pp $142	base $90	+0.5pp $37	+1.0pp $-17

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	45d	1	0.02mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	45d	1	0.59mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	15d	10	0.74mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	45d	1	0.83mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	23d	1	0.88mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	45d	1	0.94mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	23d	1	0.94mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	15d	1	1.05mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	45d	1	1.05mi
220 Doucet Rd Unit 211B Lafayette, LA	2.0	1.0	910	$1,050	$1.15	23d	1	1.06mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	15d	10	1.08mi
304 Renwood Cir Lafayette, LA	3.0	2.0	1761	$3,300	$1.87	23d	1	1.09mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	15d	1	1.10mi
107 Antoinette St Lafayette, LA	2.0	1.0	1000	$1,015	$1.01	15d	1	1.11mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	15d	1	1.18mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	45d	1	1.18mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	45d	1	1.18mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	23d	1	1.20mi
102 Perth PL Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	23d	1	1.23mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	15d	12	1.23mi
3121 Johnston St #121 Lafayette, LA	2.0	2.0	1200	$1,400	$1.17	45d	1	1.28mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	15d	14	1.30mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	45d	1	1.33mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	45d	1	1.42mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	23d	1	1.47mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	23d	1	1.48mi
710 S College Rd Lafayette, LA	2.0–3.0	1.0–2.0	1050	$895	$0.85	15d	12	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $205,000 Active 82 DOM
2. 2026-06-18
   days on market $205,000 Active 79 DOM
3. 2026-06-17
   days on market $205,000 Active 78 DOM
4. 2026-06-16
   days on market $205,000 Active 77 DOM
5. 2026-06-15
   days on market $205,000 Active 76 DOM
6. 2026-06-14
   days on market $205,000 Active 74 DOM
7. 2026-06-13
   pricedays on market $205,000 Active 73 DOM
8. 2026-06-10
   days on market $215,000 Active 71 DOM
9. 2026-06-09
   days on market $215,000 Active 70 DOM
10. 2026-06-08
    days on market $215,000 Active 69 DOM
11. 2026-06-07
    days on market $215,000 Active 68 DOM
12. 2026-06-05
    days on market $215,000 Active 65 DOM
13. 2026-06-03
    days on market $215,000 Active 64 DOM
14. 2026-06-02
    days on market $215,000 Active 63 DOM
15. 2026-06-01
    days on market $215,000 Active 62 DOM
16. 2026-05-31
    days on market $215,000 Active 61 DOM
17. 2026-05-30
    days on market $215,000 Active 60 DOM
18. 2026-04-30
    status Active 759-char remark

    Show marketing remark (759 chars)

    This charming two-bedroom, one-bath home offers the perfect blend of comfort and convenience, situated on a beautiful lot in a highly desirable location. Featuring an open floor plan, the home feels bright and spacious, with a natural flow between the living, dining, and kitchen areas--ideal for both everyday living and entertaining.Step outside to enjoy the generous yard, perfect for relaxing, gardening, or hosting gatherings with family and friends. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes.With its inviting layout, great outdoor space, and prime location close to shopping, dining, and local amenities, this home is a must-see. Don't miss your chance to make it yours!

19. 2026-04-24
    status Pending 759-char remark

    Show marketing remark (759 chars)

    This charming two-bedroom, one-bath home offers the perfect blend of comfort and convenience, situated on a beautiful lot in a highly desirable location. Featuring an open floor plan, the home feels bright and spacious, with a natural flow between the living, dining, and kitchen areas--ideal for both everyday living and entertaining.Step outside to enjoy the generous yard, perfect for relaxing, gardening, or hosting gatherings with family and friends. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes.With its inviting layout, great outdoor space, and prime location close to shopping, dining, and local amenities, this home is a must-see. Don't miss your chance to make it yours!

20. 2026-03-25
    listed $215,000 Active 759-char remark

    Show marketing remark (759 chars)

    This charming two-bedroom, one-bath home offers the perfect blend of comfort and convenience, situated on a beautiful lot in a highly desirable location. Featuring an open floor plan, the home feels bright and spacious, with a natural flow between the living, dining, and kitchen areas--ideal for both everyday living and entertaining.Step outside to enjoy the generous yard, perfect for relaxing, gardening, or hosting gatherings with family and friends. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes.With its inviting layout, great outdoor space, and prime location close to shopping, dining, and local amenities, this home is a must-see. Don't miss your chance to make it yours!

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$116/yr (+$10/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,272
• − Mortgage interest: −$11,483
• − Property taxes: −$1,011
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,964
• Taxable loss: −$2,455
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,667/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): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

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 White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• 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

3 events — show timeline

• 2026-04-30 Relisted — AcadianaMLS
• 2026-04-24 Pending — AcadianaMLS
• 2026-03-25 Listed $215,000 AcadianaMLS

Property tax history

+24.3%/yr

Latest (2025): $1,011 · -1.1% YoY. Source: county tax records.