212 S Sterling St · Lafayette, LA 70501

$125,000

None bd · None ba · 1,319 sqft · SingleFamily public records · 1 Days on market

Built 1960 6,098 sqft lot Est $136k · 8% under

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Why this score? — see what drove the C+ 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 +24.9/30.0
• ARV discount +11.1/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• 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

Great Investment Opportunity! Cottage style home with 11 foot ceilings, two bedroom and 2 full baths. This home has separate meters as it used to be a duplex then was turned into a single family home. The home has 3 entrances and can be turned back into a duplex with a main large living area and a small efficiency. Plenty of open parking on both sides of the home. Large backyard that is fully fenced in chainlink. House is super clean; however, being sold 'as is'. Seller will not make any changes or repairs.

Key facts

• 6,098 sq ft lot
• 3 parking spots

Property features AI

Finance

• Financial info: Both units are leased

Exterior

• Parking: 3 parking spaces
• Utilities: Public sewer
• Home design: Duplex; 2 total units
• Construction: Frame construction; Wood siding
• Exterior features: Frame construction with wood siding

Interior

• Kitchen: Dishwasher
• Heating & cooling: Window units and AC units for cooling; Wall furnace and heat units for heating
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.9% 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); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 76% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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); 246 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,346/mo this rent would consume 48% 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

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 $125,000

Questions for the listing agent

1. Built in 1960 — 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: 1.08% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $135,857
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Louisiana Ave	0.23mi	3/2.0	1,210 (-8%)	6mo	$99,000	$82	70
106 13th St	0.49mi	4/2.0	1,388 (+5%)	4mo	$51,000	$37	65
324 Surrey St	0.22mi	2/1.0	1,200 (-9%)	12mo	$90,000	$75	64
519 Mudd Ave	0.37mi	3/2.0	1,412 (+7%)	9mo	$145,000	$103	64
314 Monroe St	0.56mi	3/2.0	1,360 (+3%)	7mo	$194,900	$143	63
138 N General Marshall St	0.69mi	3/2.0	1,404 (+6%)	1mo	$105,000	$75	56
430 S Pierce St	0.61mi	2/1.0	1,214 (-8%)	4mo	$210,000	$173	55
223 Lafayette St	0.74mi	4/2.0	1,371 (+4%)	9mo	$34,000	$25	52
612 Gordon St	0.71mi	3/2.0	1,276 (-3%)	13mo	$172,000	$135	51
405 N Buchanan St	0.61mi	2/2.0	1,507 (+14%)	0mo	$65,000	$43	47
123 Perth Pl	0.72mi	2/2.0	1,135 (-14%)	2mo	$234,900	$207	42
526 E Main St	0.64mi	2/2.0	1,128 (-14%)	13mo	$183,500	$163	35

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,074
• Equity at exit: $18,638

10-year hold

• IRR: 15.4%
• Equity multiple: 2.50×
• Total profit: $52,337
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$656
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $270

Break-even live

Break-even rent $1,004

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	21d	1	0.52mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	0.54mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	0.64mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	13d	7	0.64mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	44d	1	0.69mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	21d	1	0.70mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	13d	1	0.70mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	0.84mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	13d	1	0.87mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	0.87mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	21d	1	0.88mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	44d	1	0.92mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	13d	1	0.92mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	13d	1	0.92mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	0.92mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.95mi
317 W University Ave Apt 4 Lafayette, LA	1.0	1.0	1000	$1,100	$1.10	44d	1	0.97mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	44d	1	1.02mi
228 Amelia St Lafayette, LA	3.0	1.5	1796	$2,300	$1.28	21d	1	1.03mi
215 Versailles Blvd Unit 3 Lafayette, LA	3.0	2.0	1800	$1,675	$0.93	21d	1	1.04mi
408 Harding St Lafayette, LA	1.0	1.0	1200	$1,200	$1.00	44d	1	1.07mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	44d	1	1.09mi
1312 W University Ave Lafayette, LA	3.0	2.0	1700	$1,300	$0.76	44d	1	1.12mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	1.19mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	44d	1	1.24mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	44d	1	1.27mi
718 Harding St Unit 13 Lafayette, LA	1.0	1.0	984	$800	$0.81	44d	1	1.31mi
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	44d	1	1.32mi
114 Choctaw Rd Lafayette, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	1.32mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	1.41mi
517 Saint Patrick St Lafayette, LA	3.0	2.0	1600	$1,650	$1.03	21d	1	1.46mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	1.47mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	21d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $125,000 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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 1/10 Low
• 🌡 Heat 8/10 Severe 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: $16,149
• − Mortgage interest: −$7,002
• − Property taxes: −$1,025
• − Insurance: −$625
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,636
• Taxable income: $1,277
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,935/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

+47.1% since first listed

9 events — show timeline

• 2026-06-17 Listed $125,000 AcadianaMLS
• 2024-12-03 Price Changed $129,000 AcadianaMLS
• 2024-08-05 Relisted — AcadianaMLS
• 2023-09-11 Relisted — AcadianaMLS
• 2023-08-22 Pending — AcadianaMLS
• 2023-08-10 Listed $140,000 AcadianaMLS
• 2021-09-08 Sold (MLS) $110,000 AcadianaMLS
• 2021-08-08 Listed $125,000 AcadianaMLS
• 2018-08-20 Sold (Public Records) $85,000 Public Records

Property tax history

+29.4%/yr

Latest (2025): $1,025 · -1.1% YoY. Source: county tax records.