111 Racine Dr · Lafayette, LA 70501

$133,000

5 bd · 2.0 ba · 1,791 sqft · SingleFamily public records · 93 Days on market

Built 1860 6,534 sqft lot $74/sqft · 49% below area Est $255k · 48% 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 5 bedroom / 2 bath spacious home that is located for easy access to shopping, schools and entertainment. Priced to sell !

Key facts

• 6,534 sq ft lot
• Parking
• Built 1860

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $133k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 (+7.3%/yr); 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,638/mo this rent would consume 95% 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 $920 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — 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. 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 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: 1.98% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.68%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (median comp): $255,161
• List price: $133,000
• Delta: -47.88%
• Verdict: UNDERPRICED
• 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 Bur Oak Dr	0.19mi	4/2.0 (-1)	1,786 (-0%)	22mo	$231,500	$130	68
108 Bur Oak Dr	0.23mi	4/2.0 (-1)	1,874 (+5%)	21mo	$251,500	$134	59
113 Pine Peak Dr	0.38mi	4/2.0 (-1)	1,874 (+5%)	17mo	$250,000	$133	55
116 Pine Peak Dr	0.37mi	4/2.0 (-1)	1,704 (-5%)	20mo	$241,000	$141	54
102 Pine Peak Dr	0.63mi	4/2.0 (-1)	1,704 (-5%)	23mo	$229,500	$135	38

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 2.85×
• Total profit: $68,931
• Equity at exit: $19,831

10-year hold

• IRR: 49.0%
• Equity multiple: 6.78×
• Total profit: $215,117
• Equity at exit: $11,499

Cash invested: $37,240 (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: 246
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $1,231

Break-even live

Break-even rent $1,079

Max offer price $133,000

Occupancy floor 48%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	13d	1	0.86mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	43d	1	0.95mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	13d	1	1.03mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	21d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $133,000 Active 93 DOM
2. 2026-06-17
   days on market $133,000 Active 92 DOM
3. 2026-06-16
   days on market $133,000 Active 91 DOM
4. 2026-06-15
   days on market $133,000 Active 90 DOM
5. 2026-06-14
   days on market $133,000 Active 88 DOM
6. 2026-06-13
   days on market $133,000 Active 87 DOM
7. 2026-06-10
   statusdays on market $133,000 Active 85 DOM
8. 2026-06-09
   days on market $133,000 Contingent (No Show) 84 DOM
9. 2026-06-08
   days on market $133,000 Contingent (No Show) 83 DOM
10. 2026-06-07
    days on market $133,000 Contingent (No Show) 82 DOM
11. 2026-06-05
    statusdays on market $133,000 Contingent (No Show) 79 DOM
12. 2026-06-03
    days on market $133,000 Active 78 DOM
13. 2026-06-02
    pricedays on market $133,000 Active 77 DOM
14. 2026-06-01
    days on market $137,500 Active 76 DOM
15. 2026-05-31
    days on market $137,500 Active 75 DOM
16. 2026-05-30
    days on market $137,500 Active 74 DOM
17. 2026-04-22
    price $137,500 129-char remark

    Show marketing remark (129 chars)

    Updated 5 bedroom / 2 bath spacious home that is located for easy access to shopping, schools and entertainment. Priced to sell !

18. 2026-03-15
    listed $139,500 Active 129-char remark

    Show marketing remark (129 chars)

    Updated 5 bedroom / 2 bath spacious home that is located for easy access to shopping, schools and entertainment. Priced to sell !

19. 2022-11-02
    soldstatus $125,000
20. 2018-12-07
    soldstatus $65,000 237-char remark

    Show marketing remark (237 chars)

    Great spacious, home boasting of 5 bedrooms, 2 baths with a large covered patio. This home as all you need in a great location, minutes from anything in Lafayette. Priced to sell. Property will not last long. Come by to truly appreciate.

21. 2018-10-31
    listed $85,000 237-char remark

    Show marketing remark (237 chars)

    Great spacious, home boasting of 5 bedrooms, 2 baths with a large covered patio. This home as all you need in a great location, minutes from anything in Lafayette. Priced to sell. Property will not last long. Come by to truly appreciate.

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $31,656
• − Mortgage interest: −$7,450
• − Property taxes: −$1,196
• − Insurance: −$665
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$3,869
• Taxable income: $13,411
• Est. tax owed @ 24.0%: −$3,219
• After-tax cash flow: $11,559/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): 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

+61.8% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $137,500 AcadianaMLS
• 2026-03-15 Listed $139,500 AcadianaMLS
• 2022-11-02 Sold (Public Records) $125,000 Public Records
• 2018-12-07 Sold (MLS) $65,000 AcadianaMLS
• 2018-10-31 Listed $85,000 AcadianaMLS

Property tax history

+29.3%/yr

Latest (2025): $1,196 · -1.1% YoY. Source: county tax records.