110 S Beadle Rd · Lafayette, LA 70508

$168,000

2 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 1 Days on market

Built 1983 3,920 sqft lot Est $149k · 13% 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold before listed

Key facts

• No carpet
• Private patio
• Updated kitchen

Tags

• NO HOA
• NO CARPET
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE PATIO
• HEATED AND COOLED FLEX SPACE

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-space carport
• Utilities: Public sewer; City electric
• Home design: Single-family residence / Townhouse; City street frontage
• Construction: Brick veneer and wood siding with frame construction; Composition roof
• Exterior features: Covered and open porch; Porch; Exterior lighting; Storage structure on property

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove/oven; Walk-in pantry; Granite and cultured marble counters
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in pantry; Cultured marble counters; Granite counters; Lighting (exterior lighting referenced in exterior but useful for interior/exterior flow)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 8.3% 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: Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL).
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $130k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $168,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $149,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Rue Chartres	0.43mi	2/2.0	1,100 (-0%)	15mo	$140,000	$127	67
1000 Kaliste Saloom Rd #28	0.30mi	2/1.5	1,094 (-1%)	22mo	$152,500	$139	64
514 Cobblestone Rd	0.05mi	3/2.0 (+1)	1,220 (+10%)	13mo	$170,000	$139	64
1000 Kaliste Saloom Rd #26	0.30mi	2/1.5	982 (-11%)	4mo	$133,000	$135	62
306 Rue Chartres	0.45mi	2/2.5	1,100 (-0%)	19mo	$140,000	$127	61
1000 Kaliste Saloom Rd #1	0.30mi	2/1.5	984 (-11%)	19mo	$123,000	$125	50
300 Rue Chartres	0.44mi	2/2.0	1,256 (+14%)	9mo	$155,000	$123	49
1304 E Bayou Pkwy Unit 1a	0.59mi	2/2.5	1,232 (+12%)	4mo	$159,000	$129	48
1000 Kaliste Saloom Rd #29	0.30mi	2/1.5	978 (-11%)	21mo	$135,000	$138	48
314 Rue Chartres	0.46mi	2/1.5	1,210 (+10%)	16mo	$140,000	$116	47
1304 E Bayou Pkwy Unit 4a	0.59mi	2/1.5	982 (-11%)	8mo	$137,000	$140	46
1304 E Bayou Pkwy Unit 8a	0.59mi	2/1.5	982 (-11%)	10mo	$145,000	$148	44

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,166
• Equity at exit: $25,049

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $730
• Equity at exit: $14,526

Cash invested: $47,040 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$881
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $284

Break-even live

Break-even rent $1,344

Max offer price $168,000

Occupancy floor 78%

Sensitivity live

Price	-10% $379	-5% $331	+0% $284	+5% $236	+10% $189
Rent	-10% $149	-5% $216	+0% $284	+5% $351	+10% $418
Rate	-1.0pp $368	-0.5pp $327	base $284	+0.5pp $240	+1.0pp $196

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	44d	1	0.04mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	14d	28	0.27mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	14d	23	0.35mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	14d	22	0.51mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	44d	1	0.77mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	44d	1	0.81mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	44d	1	0.81mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	22d	1	0.83mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	22d	1	0.88mi
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	44d	1	0.90mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	22d	1	0.90mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	14d	1	0.98mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	44d	1	0.98mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	44d	1	0.99mi
221 Verot School Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,140	$1.41	14d	12	1.04mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	14d	12	1.09mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	14d	16	1.09mi
112 Vieux Orleans Cir Unit C Lafayette, LA	2.0	1.0	900	$750	$0.83	14d	1	1.12mi
101 Vieux Orleans Cir Unit A Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	1.15mi
403 Fox Run Ave Apt 1 Lafayette, LA	2.0	2.0	1000	$975	$0.97	44d	1	1.17mi
502 Highland Oaks Ln Unit A Lafayette, LA	3.0	2.5	1500	$2,750	$1.83	44d	1	1.17mi
404 Highland Oaks Ln Lafayette, LA	2.0	2.5	1387	$1,895	$1.37	44d	1	1.17mi
610 Pillette Rd #206 Lafayette, LA	2.0	2.0	856	$850	$0.99	44d	1	1.24mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	22d	1	1.27mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	44d	1	1.27mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	44d	1	1.30mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	14d	10	1.31mi
110 W Bayou Pkwy #102 Lafayette, LA	2.0	1.5	1356	$1,400	$1.03	14d	1	1.32mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	22d	1	1.37mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,305	$1.25	14d	5	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $168,000 Active 1 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,443
• − Mortgage interest: −$9,411
• − Property taxes: −$1,332
• − Insurance: −$840
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,887
• Taxable income: $702
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $3,237/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+29.2% since first listed

4 events — show timeline

• 2026-06-18 Listed $168,000 AcadianaMLS
• 2021-11-04 Sold (Public Records) $130,000 Public Records
• 2021-11-04 Sold (MLS) $130,000 AcadianaMLS
• 2021-10-13 Listed $130,000 AcadianaMLS

Property tax history

+17.9%/yr

Latest (2025): $1,332 · -1.1% YoY. Source: county tax records.