112 Brenda St · Lafayette, LA 70501

$69,900

4 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 84 Days on market

Built 1987 6,969 sqft lot $50/sqft · 25% below area Est $63k · 11% over

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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
• 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
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the heart of Lafayette (70501), this charming 4 bedroom, 2 bathroom cottage represents the gold standard of ''buy-and-hold'' real estate. From the moment you arrive, the welcoming front porch offers classic curb appeal, providing a perfect spot for tenants to enjoy the vibrant Louisiana evenings. Peace of mind comes standard here; the property has recently undergone $14,000 in comprehensive improvements, ensuring that the ''heavy lifting'' is already done. These updates translate directly to lower maintenance costs and higher tenant satisfaction for years to come. Inside, the 953 sqft layout is designed for efficiency and comfort, featuring a bright atmosphere that feels much larger than its footprint. The functional kitchen and living areas are built for durability and ease of use. The exterior is equally impressive for a rental asset. The property features a dedicated back parking area and the highly sought-after addition of covered parking, a premium feature that helps retain long-term tenants. Currently performing with a steady $800 per month in rental income, this property offers an attractive cap rate and immediate cash flow from day one. Whether you are looking to start your portfolio or expand an existing one, this 4 bedroom gem is a stabilized, renovated asset in a high demand rental corridor. The guest apartment is a self-contained living space that can serve as a high-demand studio rental, a private home office, or a 'mother-in-law' suite. In a market where affordable housing is at a premium, having two distinct units on one lot significantly hedges your investment against vacancy while maximizing your price-per-square-foot return.

Key facts

• 6,969 sq ft lot
• Parking
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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; 8 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 $1,325/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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.90% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (median comp): $63,247
• List price: $69,900
• Delta: 10.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 N General Marshall St	0.14mi	3/2.0 (-1)	1,404 (-0%)	1mo	$105,000	$75	87
1740 E Pinhook Rd	0.14mi	3/2.0 (-1)	1,425 (+1%)	9mo	$140,984	$99	79
113 Iantha St	0.33mi	3/1.0 (-1)	1,400 (-1%)	10mo	$30,000	$21	67
113 Dorian Dr	0.14mi	3/2.0 (-1)	1,203 (-15%)	2mo	$164,000	$136	63
1113 Eleventh St	0.40mi	3/2.0 (-1)	1,450 (+3%)	14mo	$169,500	$117	60
201 Diamond Dr	0.40mi	4/2.0	1,500 (+6%)	23mo	$79,000	$53	51
708 Louisiana Ave	0.56mi	3/2.0 (-1)	1,210 (-14%)	6mo	$99,000	$82	40
210 Lilly St	0.63mi	3/1.0 (-1)	1,200 (-15%)	2mo	$21,000	$18	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: 37.9%
• Equity multiple: 2.71×
• Total profit: $33,479
• Equity at exit: $10,422

10-year hold

• IRR: 46.5%
• Equity multiple: 6.43×
• Total profit: $106,216
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$367
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $609

Break-even live

Break-even rent $555

Max offer price $69,900

Occupancy floor 49%

Sensitivity live

Price	-10% $648	-5% $628	+0% $609	+5% $589	+10% $569
Rent	-10% $504	-5% $556	+0% $609	+5% $661	+10% $713
Rate	-1.0pp $644	-0.5pp $626	base $609	+0.5pp $590	+1.0pp $572

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	22d	1	0.44mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	44d	1	0.53mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	1.11mi
126 S Refinery St Lafayette, LA	4.0	2.0	1550	$1,495	$0.96	44d	1	1.11mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	22d	1	1.19mi
3600 E Simcoe St Lafayette, LA	1.0–3.0	1.0–2.0	1100	$1,300	$1.18	14d	5	1.24mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	1.41mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	22d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $69,900 Active 84 DOM
2. 2026-06-17
   days on market $69,900 Active 83 DOM
3. 2026-06-16
   days on market $69,900 Active 82 DOM
4. 2026-06-15
   days on market $69,900 Active 81 DOM
5. 2026-06-14
   days on market $69,900 Active 79 DOM
6. 2026-06-13
   days on market $69,900 Active 78 DOM
7. 2026-06-10
   days on market $69,900 Active 76 DOM
8. 2026-06-09
   days on market $69,900 Active 75 DOM
9. 2026-06-08
   pricedays on market $69,900 Active 74 DOM
10. 2026-06-07
    days on market $74,900 Active 73 DOM
11. 2026-06-05
    days on market $74,900 Active 70 DOM
12. 2026-06-03
    days on market $74,900 Active 69 DOM
13. 2026-06-02
    days on market $74,900 Active 68 DOM
14. 2026-06-01
    days on market $74,900 Active 67 DOM
15. 2026-05-31
    days on market $74,900 Active 66 DOM
16. 2026-05-30
    days on market $74,900 Active 65 DOM
17. 2026-04-14
    price $74,900 1682-char remark

    Show marketing remark (1682 chars)

    Situated in the heart of Lafayette (70501), this charming 4 bedroom, 2 bathroom cottage represents the gold standard of ''buy-and-hold'' real estate. From the moment you arrive, the welcoming front porch offers classic curb appeal, providing a perfect spot for tenants to enjoy the vibrant Louisiana evenings. Peace of mind comes standard here; the property has recently undergone $14,000 in comprehensive improvements, ensuring that the ''heavy lifting'' is already done. These updates translate directly to lower maintenance costs and higher tenant satisfaction for years to come. Inside, the 953 sqft layout is designed for efficiency and comfort, featuring a bright atmosphere that feels much larger than its footprint. The functional kitchen and living areas are built for durability and ease of use. The exterior is equally impressive for a rental asset. The property features a dedicated back parking area and the highly sought-after addition of covered parking, a premium feature that helps retain long-term tenants. Currently performing with a steady $800 per month in rental income, this property offers an attractive cap rate and immediate cash flow from day one. Whether you are looking to start your portfolio or expand an existing one, this 4 bedroom gem is a stabilized, renovated asset in a high demand rental corridor. The guest apartment is a self-contained living space that can serve as a high-demand studio rental, a private home office, or a 'mother-in-law' suite. In a market where affordable housing is at a premium, having two distinct units on one lot significantly hedges your investment against vacancy while maximizing your price-per-square-foot return.

18. 2026-03-26
    listed $79,900 Active 1682-char remark

    Show marketing remark (1682 chars)

    Situated in the heart of Lafayette (70501), this charming 4 bedroom, 2 bathroom cottage represents the gold standard of ''buy-and-hold'' real estate. From the moment you arrive, the welcoming front porch offers classic curb appeal, providing a perfect spot for tenants to enjoy the vibrant Louisiana evenings. Peace of mind comes standard here; the property has recently undergone $14,000 in comprehensive improvements, ensuring that the ''heavy lifting'' is already done. These updates translate directly to lower maintenance costs and higher tenant satisfaction for years to come. Inside, the 953 sqft layout is designed for efficiency and comfort, featuring a bright atmosphere that feels much larger than its footprint. The functional kitchen and living areas are built for durability and ease of use. The exterior is equally impressive for a rental asset. The property features a dedicated back parking area and the highly sought-after addition of covered parking, a premium feature that helps retain long-term tenants. Currently performing with a steady $800 per month in rental income, this property offers an attractive cap rate and immediate cash flow from day one. Whether you are looking to start your portfolio or expand an existing one, this 4 bedroom gem is a stabilized, renovated asset in a high demand rental corridor. The guest apartment is a self-contained living space that can serve as a high-demand studio rental, a private home office, or a 'mother-in-law' suite. In a market where affordable housing is at a premium, having two distinct units on one lot significantly hedges your investment against vacancy while maximizing your price-per-square-foot return.

19. 2023-10-30
    status Pending
20. 2023-10-23
    price $51,000
21. 2023-10-10
    price $54,999
22. 2023-10-10
    status Active
23. 2023-10-05
    status Pending
24. 2023-10-02
    price $59,999
25. 2023-09-24
    price $64,999
26. 2023-09-14
    price $69,999
27. 2023-09-06
    price $74,999
28. 2023-08-28
    listed $79,900 Active
29. 2019-11-14
    listed $63,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $515 · $43/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: $15,906
• − Mortgage interest: −$3,915
• − Property taxes: −$515
• − Insurance: −$350
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,033
• Taxable income: $6,548
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $5,731/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

+18.9% since first listed

13 events — show timeline

• 2026-04-14 Price Changed $74,900 AcadianaMLS
• 2026-03-26 Listed $79,900 AcadianaMLS
• 2023-10-30 Pending — AcadianaMLS
• 2023-10-23 Price Changed $51,000 AcadianaMLS
• 2023-10-10 Price Changed $54,999 AcadianaMLS
• 2023-10-10 Relisted — AcadianaMLS
• 2023-10-05 Pending — AcadianaMLS
• 2023-10-02 Price Changed $59,999 AcadianaMLS
• 2023-09-24 Price Changed $64,999 AcadianaMLS
• 2023-09-14 Price Changed $69,999 AcadianaMLS
• 2023-09-06 Price Changed $74,999 AcadianaMLS
• 2023-08-28 Listed $79,900 AcadianaMLS
• 2019-11-14 Listed $63,000 AcadianaMLS

Property tax history

+25.8%/yr

Latest (2025): $515 · -1.1% YoY. Source: county tax records.