105 Cadillac St · Lafayette, LA 70501

$130,000

9 bd · 5.1 ba · 3,515 sqft · Manufactured · 273 Days on market

0.54 ac lot $37/sqft · 32% below area Est $191k · 32% under ↓ 2% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

A great opportunity for investors with 4 properties in a lot. Lot size 201.5 x 107. There is a connection to add another mobile home. Package deal available. Properties with 4 homes. There 3 homes with tenant occupied and one brick home that is vacant. Monthly income totals 1450 a month. And there is no lease attached its month to month basis. Tenants have been living there a total of 5 years.

Key facts

• 0.54 acre lot
• 4 parking spots
• Listed 273 days

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$191,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 9-bed/5.1-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,807/mo this rent would consume 65% 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 $899 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 30% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $191,365
• List price: $130,000
• Delta: -32.07%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.74×
• Total profit: $27,079
• Equity at exit: $19,383

10-year hold

• IRR: 28.8%
• Equity multiple: 4.07×
• Total profit: $111,908
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $627

Break-even live

Break-even rent $1,013

Max offer price $130,000

Occupancy floor 60%

Sensitivity live

Price	-10% $700	-5% $664	+0% $627	+5% $590	+10% $553
Rent	-10% $484	-5% $555	+0% $627	+5% $698	+10% $770
Rate	-1.0pp $692	-0.5pp $660	base $627	+0.5pp $593	+1.0pp $559

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 273 DOM
2. 2026-06-17
   days on market $130,000 Active 272 DOM
3. 2026-06-16
   days on market $130,000 Active 271 DOM
4. 2026-06-15
   days on market $130,000 Active 270 DOM
5. 2026-06-14
   days on market $130,000 Active 268 DOM
6. 2026-06-13
   days on market $130,000 Active 267 DOM
7. 2026-06-10
   days on market $130,000 Active 265 DOM
8. 2026-06-09
   days on market $130,000 Active 264 DOM
9. 2026-06-08
   days on market $130,000 Active 263 DOM
10. 2026-06-07
    days on market $130,000 Active 262 DOM
11. 2026-06-05
    days on market $130,000 Active 259 DOM
12. 2026-06-03
    days on market $130,000 Active 258 DOM
13. 2026-06-02
    days on market $130,000 Active 257 DOM
14. 2026-06-01
    days on market $130,000 Active 256 DOM
15. 2026-05-31
    days on market $130,000 Active 255 DOM
16. 2026-05-30
    days on market $130,000 Active 254 DOM
17. 2025-11-21
    price $130,000 396-char remark

    Show marketing remark (396 chars)

    A great opportunity for investors with 4 properties in a lot. Lot size 201.5 x 107. There is a connection to add another mobile home. Package deal available. Properties with 4 homes. There 3 homes with tenant occupied and one brick home that is vacant. Monthly income totals 1450 a month. And there is no lease attached its month to month basis. Tenants have been living there a total of 5 years.

18. 2025-11-20
    soldstatus $100,000
19. 2025-11-04
    price $145,000 396-char remark

    Show marketing remark (396 chars)

    A great opportunity for investors with 4 properties in a lot. Lot size 201.5 x 107. There is a connection to add another mobile home. Package deal available. Properties with 4 homes. There 3 homes with tenant occupied and one brick home that is vacant. Monthly income totals 1450 a month. And there is no lease attached its month to month basis. Tenants have been living there a total of 5 years.

20. 2025-09-17
    listed $150,000 Active 396-char remark

    Show marketing remark (396 chars)

    A great opportunity for investors with 4 properties in a lot. Lot size 201.5 x 107. There is a connection to add another mobile home. Package deal available. Properties with 4 homes. There 3 homes with tenant occupied and one brick home that is vacant. Monthly income totals 1450 a month. And there is no lease attached its month to month basis. Tenants have been living there a total of 5 years.

21. 2024-05-15
    soldstatus $132,000

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 · 21 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: $21,679
• − Mortgage interest: −$7,282
• − Property taxes: −$773
• − Insurance: −$650
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$3,782
• Taxable income: $5,723
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $6,149/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

-1.5% since first listed

5 events — show timeline

• 2025-11-21 Price Changed $130,000 AcadianaMLS
• 2025-11-20 Sold (Public Records) $100,000 Public Records
• 2025-11-04 Price Changed $145,000 AcadianaMLS
• 2025-09-17 Listed $150,000 AcadianaMLS
• 2024-05-15 Sold (Public Records) $132,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $773 · -1.1% YoY. Source: county tax records.