334 Carver St · Lafayette, LA 70501

$90,000

4 bd · 3.0 ba · 2,116 sqft · SingleFamily public records · 76 Days on market

Built 1958 Fair condition 5,227 sqft lot $43/sqft · 46% below area Est $172k · 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
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom 3 Bath Home on a corner lot in established subdivision in Lafayette. Located near the Martin Luther King, Jr. Center. Playground and recreation center within walking distance.Public Transportation near by. Home needs a little TLC. Lots of space in this home for a large family. Home would also be good investment property.

Key facts

• 5,227 sq ft lot
• Parking
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

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: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% FRL); Lafayette Middle School (math 12% / reading 29%, grade F, #161 of 218 statewide, top 76%, 369 students, 83% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools average 72% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 295 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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.
• Current owner paid $48k; list at $90k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.60% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $171,585
• List price: $90,000
• Delta: -47.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Staten St	0.16mi	4/2.0	1,721 (-19%)	2mo	$50,000	$29	62
104 Fairway Dr	0.44mi	3/1.5 (-1)	2,150 (+2%)	10mo	$164,000	$76	58
204 Manor House Ln	0.42mi	3/2.0 (-1)	1,942 (-8%)	6mo	$382,066	$197	53
510 Monarch Dr	1.07mi	3/2.5 (-1)	2,140 (+1%)	9mo	$210,000	$98	48
101 Portland Ave	0.84mi	3/2.5 (-1)	2,140 (+1%)	13mo	$269,000	$126	45
107 Delano St	0.37mi	3/2.0 (-1)	1,753 (-17%)	23mo	$102,000	$58	29
209 Portland Ave	0.65mi	3/2.0 (-1)	2,434 (+15%)	21mo	$160,000	$66	18
205 Portland Ave	0.67mi	3/2.0 (-1)	1,800 (-15%)	22mo	$189,500	$105	16

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: 26.2%
• Equity multiple: 2.15×
• Total profit: $28,894
• Equity at exit: $13,419

10-year hold

• IRR: 36.3%
• Equity multiple: 5.06×
• Total profit: $102,224
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $209,900 ($117/sqft)
• Median days on market: 200 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -30.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70501

• Rents YoY: 7.3%
• Active inventory: 295
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $579

Break-even live

Break-even rent $711

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $630	-5% $605	+0% $579	+5% $554	+10% $528
Rent	-10% $465	-5% $522	+0% $579	+5% $636	+10% $693
Rate	-1.0pp $625	-0.5pp $602	base $579	+0.5pp $556	+1.0pp $532

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	70d	1	0.32mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	93d	1	1.29mi

Property features AI

Finance

• HOA & community: Playground

Exterior

• Parking: Open parking
• Utilities: Gas service: AtmosPublic sewerElectric: City
• Home design: Single family residence
• Construction: Brick veneer and frame constructionAsbestos shingle roof
• Exterior features: PorchExterior lightingPartial chain-link fencing

Interior

• Kitchen: RefrigeratorGas stove
• Flooring: TileVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingElectric heatingHas cooling
• Interior features: Walk-in closetsFormica counters
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $90,000 Active 76 DOM
2. 2026-08-07
   days on market $90,000 Active 75 DOM
3. 2026-08-06
   days on market $90,000 Active 74 DOM
4. 2026-08-05
   days on market $90,000 Active 73 DOM
5. 2026-08-04
   days on market $90,000 Active 72 DOM
6. 2026-08-03
   days on market $90,000 Active 71 DOM
7. 2026-07-31
   days on market $90,000 Active 68 DOM
8. 2026-07-30
   days on market $90,000 Active 67 DOM
9. 2026-07-29
   days on market $90,000 Active 66 DOM
10. 2026-07-27
    days on market $90,000 Active 64 DOM
11. 2026-07-23
    days on market $90,000 Active 60 DOM
12. 2026-07-22
    days on market $90,000 Active 59 DOM
13. 2026-07-21
    days on market $90,000 Active 58 DOM
14. 2026-07-18
    days on market $90,000 Active 55 DOM
15. 2026-07-16
    days on market $90,000 Active 53 DOM
16. 2026-07-16
    days on market $90,000 Active 52 DOM
17. 2026-07-14
    days on market $90,000 Active 51 DOM
18. 2026-07-13
    days on market $90,000 Active 50 DOM
19. 2026-07-12
    days on market $90,000 Active 49 DOM
20. 2026-07-11
    days on market $90,000 Active 48 DOM
21. 2026-07-10
    days on market $90,000 Active 47 DOM
22. 2026-07-09
    days on market $90,000 Active 46 DOM
23. 2026-07-08
    days on market $90,000 Active 45 DOM
24. 2026-07-07
    days on market $90,000 Active 44 DOM
25. 2026-07-06
    days on market $90,000 Active 43 DOM
26. 2026-07-05
    days on market $90,000 Active 42 DOM
27. 2026-07-04
    days on market $90,000 Active 41 DOM
28. 2026-07-03
    days on market $90,000 Active 40 DOM
29. 2026-07-02
    days on market $90,000 Active 39 DOM
30. 2026-07-01
    days on market $90,000 Active 38 DOM
31. 2026-06-30
    days on market $90,000 Active 37 DOM
32. 2026-06-29
    days on market $90,000 Active 36 DOM
33. 2026-06-28
    days on market $90,000 Active 35 DOM
34. 2026-06-28
    days on market $90,000 Active 34 DOM
35. 2026-06-27
    days on market $90,000 Active 33 DOM
36. 2026-06-25
    days on market $90,000 Active 31 DOM
37. 2026-06-23
    days on market $90,000 Active 29 DOM
38. 2026-06-21
    days on market $90,000 Active 28 DOM
39. 2026-06-18
    days on market $90,000 Active 25 DOM
40. 2026-06-17
    days on market $90,000 Active 24 DOM
41. 2026-06-16
    days on market $90,000 Active 23 DOM
42. 2026-06-15
    days on market $90,000 Active 22 DOM
43. 2026-06-14
    days on market $90,000 Active 20 DOM
44. 2026-06-13
    days on market $90,000 Active 19 DOM
45. 2026-06-10
    days on market $90,000 Active 17 DOM
46. 2026-06-09
    days on market $90,000 Active 16 DOM
47. 2026-06-08
    days on market $90,000 Active 15 DOM
48. 2026-06-07
    days on market $90,000 Active 14 DOM
49. 2026-06-05
    days on market $90,000 Active 11 DOM
50. 2026-06-03
    days on market $90,000 Active 10 DOM

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $624 · $52/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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,329
• − Mortgage interest: −$5,041
• − Property taxes: −$624
• − Insurance: −$450
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$2,618
• Taxable income: $5,822
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $5,554/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $52,900–$95,220 screening

This home is in fair condition with moderate repairs and maintenance needed. Upgrading the kitchen and bathrooms, along with improving the landscaping, would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters laminate

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Repairs flagged

• Moderate Kitchen cabinets — The cabinets are dated and could be replaced for a fresh look.
• Moderate Bathroom fixtures — The fixtures are standard and could be upgraded for a more modern look.
• Moderate Exterior paint — The exterior paint is showing signs of wear and could be refreshed.
• Moderate Landscaping — The landscaping is basic and could be improved to enhance curb appeal.

Value-add opportunities

• Resale Replace kitchen cabinets and fixtures — Updating the kitchen will make the home more appealing to potential buyers. ↑
• Resale Upgrade bathroom fixtures — Modernizing the bathrooms will enhance the home's appeal and functionality. ↑
• Both Improve landscaping — Enhanced landscaping will improve curb appeal and add value to the home. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Ossun Elementary School F LA #269/646 Nat'l #22,441/41,679 Middle Lafayette Middle School F LA #161/218 Nat'l #11,564/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 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: 18% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Playground

Exterior

• Parking: Open parking
• Utilities: Gas service: AtmosPublic sewerElectric: City
• Home design: Single family residence
• Construction: Brick veneer and frame constructionAsbestos shingle roof
• Exterior features: PorchExterior lightingPartial chain-link fencing

Interior

• Kitchen: RefrigeratorGas stove
• Flooring: TileVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingElectric heatingHas cooling
• Interior features: Walk-in closetsFormica counters
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+5.9% since first listed

18 events — show timeline

• 2026-05-29 Relisted — AcadianaMLS
• 2026-05-20 Pending — AcadianaMLS
• 2026-05-15 Listed $90,000 AcadianaMLS
• 2026-05-13 Coming Soon $90,000 AcadianaMLS
• 2025-09-23 Rental Removed $900 RAAMLS
• 2025-08-01 Listed for Rent $900 RAAMLS
• 2025-08-01 Rental Removed $900 APPFOLIO
• 2025-07-31 Listed for Rent $900 APPFOLIO
• 2023-06-25 Rental Removed — APPFOLIO
• 2020-05-19 Listed $65,000 AcadianaMLS
• 2018-01-12 Sold (MLS) $48,000 AcadianaMLS
• 2017-06-29 Listed $55,000 AcadianaMLS
• 2014-05-08 Sold (MLS) $15,000 AcadianaMLS
• 2014-01-09 Listed $27,900 AcadianaMLS
• 2013-04-18 Listed $28,000 AcadianaMLS
• 2013-01-07 Listed $50,000 AcadianaMLS
• 2007-08-02 Sold (Public Records) — Public Records
• 2006-09-08 Listed $85,000 AcadianaMLS

Property tax history

-1.8%/yr

Latest (2025): $624 · -1.1% YoY. Source: county tax records.