Croydon IV G Plan · Lafayette, LA 70506

$209,990

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 956 Days on market

Poor condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +1.7/10.0
• Condition / age +1.0/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Canned Lighting in Kitchen - Garden Master Tub - Walk-In Master Closet

Key facts

• 2 garage spots
• Listed 956 days

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,509.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (20.8% below list).
• Recommended offer: $166k (20.8% below list) — sets the bar for 1% rule.

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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Edgar Martin Middle School (math 40% / reading 53%, grade D+, #41 of 218 statewide, top 19%, 490 students, 59% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 414 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 956 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,311 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 956 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $249,509
• List price: $209,990
• Delta: -15.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Segovia Way	0.14mi	3/2.0	1,356 (0%)	1mo	$220,000	$162	92
201 Resthaven Way	0.00mi	3/2.0	1,356 (0%)	11mo	$211,000	$156	91
344 Ridge Rd	0.22mi	3/2.0	1,522 (+12%)	1mo	$160,000	$105	69
125 Segovia Way	0.17mi	3/2.0	1,538 (+13%)	3mo	$243,000	$158	67
128 Segovia Way	0.17mi	3/2.0	1,538 (+13%)	22mo	$231,000	$150	52
100 Serenity Sound Dr	0.69mi	2/2.0 (-1)	1,330 (-2%)	11mo	$200,000	$150	50
115 Palm Springs Ave	0.69mi	2/2.0 (-1)	1,297 (-4%)	8mo	$209,400	$161	49
113 Hill View Dr	0.53mi	3/2.0	1,512 (+12%)	22mo	$233,000	$154	38
220 S Lakepointe Dr	0.72mi	3/2.0	1,512 (+12%)	16mo	$240,000	$159	34
206 S Lakepointe Dr	0.72mi	3/2.0	1,512 (+12%)	18mo	$227,500	$150	33
229 S Lakepointe Dr	0.70mi	3/2.0	1,512 (+12%)	22mo	$235,000	$155	30
103 Serenity Sound Dr	0.72mi	2/2.0 (-1)	1,183 (-13%)	17mo	$200,000	$169	26

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.07×
• Total profit: $-64,653
• Equity at exit: $37,203

10-year hold

• IRR: -21.8%
• Equity multiple: -0.17×
• Total profit: $-81,902
• Equity at exit: $21,573

Cash invested: $69,863 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 414
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,308
• Tax est. 1.5%: −$312 /mo · $3,743/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-410

Break-even live

Break-even rent $2,183

Max offer price $190,117

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-324	+0% $-410	+5% $-497	+10% $-583
Rent	-10% $-542	-5% $-476	+0% $-410	+5% $-345	+10% $-279
Rate	-1.0pp $-285	-0.5pp $-347	base $-410	+0.5pp $-475	+1.0pp $-541

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: $62,377
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	23d	1	0.44mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	15d	34	0.48mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	23d	1	0.76mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	15d	1	0.86mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	45d	1	0.87mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	15d	25	1.05mi
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	15d	1	1.13mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	23d	1	1.15mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	15d	20	1.16mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	45d	1	1.17mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	15d	10	1.20mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	45d	1	1.22mi
5000 W Congress St Unit 6A Lafayette, LA	2.0	1.0	900	$925	$1.03	15d	1	1.24mi
5000 W Congress St Unit 2D Lafayette, LA	2.0	1.0	900	$925	$1.03	45d	1	1.26mi
5000 W Congress St Unit 7A Lafayette, LA	2.0	1.0	900	$925	$1.03	23d	1	1.26mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	23d	1	1.26mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	23d	1	1.26mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	15d	1	1.29mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$1,125	$1.35	15d	14	1.31mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	15d	126	1.31mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	15d	1	1.32mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	23d	1	1.35mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	23d	1	1.38mi
1000 Robley Dr Lafayette, LA	1.0–2.0	1.0–2.0	804	$1,320	$1.64	15d	42	1.43mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	23d	1	1.44mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	45d	1	1.44mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	45d	1	1.48mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,802	$1.70	15d	17	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $209,990 Active 956 DOM
2. 2026-06-18
   days on market $209,990 Active 953 DOM
3. 2026-06-17
   days on market $209,990 Active 952 DOM
4. 2026-06-16
   days on market $209,990 Active 951 DOM
5. 2026-06-15
   days on market $209,990 Active 950 DOM
6. 2026-06-14
   days on market $209,990 Active 948 DOM
7. 2026-06-13
   days on market $209,990 Active 947 DOM
8. 2026-06-10
   days on market $209,990 Active 945 DOM
9. 2026-06-09
   days on market $209,990 Active 944 DOM
10. 2026-06-08
    days on market $209,990 Active 943 DOM
11. 2026-06-07
    days on market $209,990 Active 942 DOM
12. 2026-06-05
    days on market $209,990 Active 939 DOM
13. 2026-06-03
    days on market $209,990 Active 938 DOM
14. 2026-06-02
    days on market $209,990 Active 937 DOM
15. 2026-06-01
    days on market $209,990 Active 936 DOM
16. 2026-05-31
    days on market $209,990 Active 935 DOM
17. 2026-05-30
    days on market $209,990 Active 934 DOM
18. 2023-11-08
    listed $209,990 Active 171-char remark

    Show marketing remark (171 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Canned Lighting in Kitchen - Garden Master Tub - Walk-In Master Closet

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,957
• − Mortgage interest: −$13,976
• − Property taxes: −$3,743
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$7,258
• Taxable loss: −$9,461
• Est. tax savings @ 24.0%: +$2,271
• After-tax cash flow: $-2,655/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 · 2 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to current standards, significantly improving its resale and rental value.

Repairs flagged

• Major roof — Exposed shingles and potential water damage
• Major exterior siding — Weathered and damaged
• Major flooring — Worn carpet and visible wear
• Major interior walls — Peeling paint and visible damage
• Major kitchen appliances — Older appliances
• Major bathroom fixtures — Old fixtures
• Major electrical and plumbing — No visible systems

Value-add opportunities

• Resale New roof — New roof will significantly improve the home's appearance and value
• Resale New exterior siding — New siding will enhance curb appeal and increase value
• Resale New flooring — New flooring will improve the home's appearance and increase value
• Resale Paint interior walls — Fresh paint will make the home more appealing and increase value
• Resale New kitchen appliances — New appliances will make the kitchen more functional and increase value
• Resale New bathroom fixtures — New fixtures will make the bathrooms more functional and increase value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed shingles and potential water damage	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
flooring · Worn carpet and visible wear	Major	$15,000–50,000
interior walls · Peeling paint and visible damage	Major	$15,000–50,000
kitchen appliances · Older appliances	Major	$15,000–50,000
bathroom fixtures · Old fixtures	Major	$15,000–50,000
electrical and plumbing · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New roof — New roof will significantly improve the home's appearance and value ↑
• Resale New exterior siding — New siding will enhance curb appeal and increase value ↑
• Resale New flooring — New flooring will improve the home's appearance and increase value ↑
• Resale Paint interior walls — Fresh paint will make the home more appealing and increase value ↑
• Resale New kitchen appliances — New appliances will make the kitchen more functional and increase value ↑
• Resale New bathroom fixtures — New fixtures will make the bathrooms more functional and increase value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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 event — show timeline

• 2023-11-08 Listed $209,990 Zillow