334 Carver St · Lafayette, LA 70501

$90,000

4 bd · 3.0 ba · 2,116 sqft · SingleFamily public records · 28 Days on market

Built 1958 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
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 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 28 days

Property features AI

Finance

• HOA & community: Playground

Exterior

• Parking: Open parking
• Utilities: Gas service: Atmos; Public sewer; Electric: City
• Home design: Single family residence
• Construction: Brick veneer and frame construction; Asbestos shingle roof
• Exterior features: Porch; Exterior lighting; Partial chain-link fencing

Interior

• Kitchen: Refrigerator; Gas stove
• Flooring: Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Has cooling
• Interior features: Walk-in closets; Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

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

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: $89k (1.5% 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); 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).

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 28 days — a 2% lower offer ($89k) 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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): $171,863
• List price: $90,000
• Delta: -47.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Fairway Dr	0.44mi	3/1.5 (-1)	2,150 (+2%)	8mo	$164,000	$76	59
205 Portland Ave	0.67mi	3/2.0 (-1)	1,800 (-15%)	21mo	$189,500	$105	18

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 →

ZIP-level market 70501

• Rents YoY: 7.3%
• Active inventory: 247
• 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
• 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	22d	1	0.32mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	45d	1	1.29mi

Listing history 33 events

1. 2026-06-21
   days on market $90,000 Active 28 DOM
2. 2026-06-18
   days on market $90,000 Active 25 DOM
3. 2026-06-17
   days on market $90,000 Active 24 DOM
4. 2026-06-16
   days on market $90,000 Active 23 DOM
5. 2026-06-15
   days on market $90,000 Active 22 DOM
6. 2026-06-14
   days on market $90,000 Active 20 DOM
7. 2026-06-13
   days on market $90,000 Active 19 DOM
8. 2026-06-10
   days on market $90,000 Active 17 DOM
9. 2026-06-09
   days on market $90,000 Active 16 DOM
10. 2026-06-08
    days on market $90,000 Active 15 DOM
11. 2026-06-07
    days on market $90,000 Active 14 DOM
12. 2026-06-05
    days on market $90,000 Active 11 DOM
13. 2026-06-03
    days on market $90,000 Active 10 DOM
14. 2026-06-02
    days on market $90,000 Active 9 DOM
15. 2026-06-01
    days on market $90,000 Active 8 DOM
16. 2026-05-31
    days on market $90,000 Active 7 DOM
17. 2026-05-30
    days on market $90,000 Active 6 DOM
18. 2026-05-15
    listed $90,000 Active 408-char remark
19. 2026-05-13
    historical $90,000 408-char remark
20. 2025-09-23
    historical $900
21. 2025-08-01
    listed $900
22. 2025-08-01
    historical $900
23. 2025-07-31
    listed $900
24. 2023-06-25
    historical
25. 2020-05-19
    listed $65,000
26. 2018-01-12
    soldstatus $48,000

    Show marketing remark (332 chars)

    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.

27. 2017-06-29
    listed $55,000

    Show marketing remark (332 chars)

    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.

28. 2014-05-08
    soldstatus $15,000
29. 2014-01-09
    listed $27,900
30. 2013-04-18
    listed $28,000
31. 2013-01-07
    listed $50,000
32. 2007-08-02
    soldstatus
33. 2006-09-08
    listed $85,000

ⓘ 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.

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

+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.