1826 Sawmill Hwy · Lafayette, LA 70517

$189,900

2 bd · 2.0 ba · 2,610 sqft · SingleFamily public records · 56 Days on market

Built 1968 0.50 ac lot $73/sqft · 41% below area Est $245k · 23% under ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This original 3 bedroom home shows immense pride of ownership, is very well constructed and sits on a beautiful one-half acre lot. The cozy living room has a fireplace with an attached enclosed glass porch (climate controlled) adding a nice expansion to the living area. The formal dining area can easily be converted back to a 3rd bedroom. The kitchen offers a snack bar and lots of cabinets which are in excellent condition. Located off of the kitchen is a breakfast area and a nice size utility room. The outdoor space offers a pleasant setting, storage and an outdoor kitchen which is in need of a little TLC. THIS PROPERTY IS ELIGIBLE FOR 100% FINANCING!

Key facts

• Large lot
• Enclosed glass porch
• Fireplace

Tags

• LARGE LOT
• FIREPLACE
• ENCLOSED GLASS PORCH
• OUTDOOR KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (33.6% below list).
• Recommended offer: $126k (33.6% below list) — sets the bar for 1% rule.

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: 276 active listings in the ZIP; 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 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,064 (33.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 12.6

CMA / ARV

• ARV (median comp): $245,092
• List price: $189,900
• Delta: -22.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-39,571
• Equity at exit: $28,315

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-46,041
• Equity at exit: $16,419

Cash invested: $53,172 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-137

Break-even live

Break-even rent $1,434

Max offer price $165,749

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending 662-char remark

   Show marketing remark (662 chars)

   This original 3 bedroom home shows immense pride of ownership, is very well constructed and sits on a beautiful one-half acre lot. The cozy living room has a fireplace with an attached enclosed glass porch (climate controlled) adding a nice expansion to the living area. The formal dining area can easily be converted back to a 3rd bedroom. The kitchen offers a snack bar and lots of cabinets which are in excellent condition. Located off of the kitchen is a breakfast area and a nice size utility room. The outdoor space offers a pleasant setting, storage and an outdoor kitchen which is in need of a little TLC. THIS PROPERTY IS ELIGIBLE FOR 100% FINANCING!

2. 2026-04-24
   price $189,900 662-char remark

   Show marketing remark (662 chars)

   This original 3 bedroom home shows immense pride of ownership, is very well constructed and sits on a beautiful one-half acre lot. The cozy living room has a fireplace with an attached enclosed glass porch (climate controlled) adding a nice expansion to the living area. The formal dining area can easily be converted back to a 3rd bedroom. The kitchen offers a snack bar and lots of cabinets which are in excellent condition. Located off of the kitchen is a breakfast area and a nice size utility room. The outdoor space offers a pleasant setting, storage and an outdoor kitchen which is in need of a little TLC. THIS PROPERTY IS ELIGIBLE FOR 100% FINANCING!

3. 2026-03-27
   price $199,500 662-char remark

   Show marketing remark (662 chars)

   This original 3 bedroom home shows immense pride of ownership, is very well constructed and sits on a beautiful one-half acre lot. The cozy living room has a fireplace with an attached enclosed glass porch (climate controlled) adding a nice expansion to the living area. The formal dining area can easily be converted back to a 3rd bedroom. The kitchen offers a snack bar and lots of cabinets which are in excellent condition. Located off of the kitchen is a breakfast area and a nice size utility room. The outdoor space offers a pleasant setting, storage and an outdoor kitchen which is in need of a little TLC. THIS PROPERTY IS ELIGIBLE FOR 100% FINANCING!

4. 2026-03-12
   listed $224,000 Active 662-char remark

   Show marketing remark (662 chars)

   This original 3 bedroom home shows immense pride of ownership, is very well constructed and sits on a beautiful one-half acre lot. The cozy living room has a fireplace with an attached enclosed glass porch (climate controlled) adding a nice expansion to the living area. The formal dining area can easily be converted back to a 3rd bedroom. The kitchen offers a snack bar and lots of cabinets which are in excellent condition. Located off of the kitchen is a breakfast area and a nice size utility room. The outdoor space offers a pleasant setting, storage and an outdoor kitchen which is in need of a little TLC. THIS PROPERTY IS ELIGIBLE FOR 100% FINANCING!

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: +$353/yr (+$29/mo · 51.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,128
• − Mortgage interest: −$10,637
• − Property taxes: −$692
• − Insurance: −$950
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$5,524
• Taxable loss: −$5,096
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $-418/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

• City population: 158,114
• Population (ZIP): 26,570

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: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 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: ▼ -73.00%
• Current HPI: 143.4293
• 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

-15.2% since first listed

4 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-04-24 Price Changed $189,900 AcadianaMLS
• 2026-03-27 Price Changed $199,500 AcadianaMLS
• 2026-03-12 Listed $224,000 AcadianaMLS

Property tax history

+27.9%/yr

Latest (2025): $692 · -1.3% YoY. Source: county tax records.