414 12th St · Lafayette, LA 70501

$78,000

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 161 Days on market

Built 1964 6,098 sqft lot $50/sqft · 16% below area Est $78k · at est.

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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
• ARV discount +7.3/15.0
• 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

Well-located 3 bedroom, 2 bath pier home with brick siding and approximately 1,300 sq ft of living space. This property is in a neighborhood with new streets and new sidewalks. Situated in FEMA Flood Zone X, the home features a durable exterior and functional layout ready for updates.

Key facts

• Brick siding
• New streets
• New sidewalks

Tags

• BRICK SIDING
• FEMA FLOOD ZONE X
• DURABLE EXTERIOR
• FUNCTIONAL LAYOUT
• NEW STREETS
• NEW SIDEWALKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,434/mo this rent would consume 52% 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 $539 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $45k; list at $78k implies a 73% gain — meaningful room to come down on a strong offer.

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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.84% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.39%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (median comp): $77,666
• List price: $78,000
• Delta: 0.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 S Sterling St	0.28mi	3/2.0	1,650 (+6%)	9mo	$140,000	$85	69
106 13th St	0.20mi	4/2.0 (+1)	1,388 (-10%)	4mo	$51,000	$37	65
942 St Charles St	0.37mi	3/2.0	1,650 (+6%)	10mo	$66,000	$40	64
123 Park Ave	0.58mi	2/2.0 (-1)	1,613 (+4%)	2mo	$155,000	$96	60
1113 Eleventh St	0.42mi	3/2.0	1,450 (-6%)	14mo	$169,500	$117	58
1002 Saint Charles St	0.39mi	3/1.0	1,712 (+10%)	4mo	$50,000	$29	57
702 Cleveland St	0.66mi	3/2.0	1,657 (+7%)	3mo	$188,000	$113	55
309 Cleveland St	0.69mi	4/3.0 (+1)	1,600 (+3%)	0mo	$185,000	$116	53
138 N General Marshall St	0.65mi	3/2.0	1,404 (-10%)	1mo	$105,000	$75	53
321 Verdun St	0.72mi	3/2.0	1,666 (+7%)	2mo	$33,500	$20	53
311 Pershing St	0.71mi	3/2.0	1,647 (+6%)	13mo	$125,000	$76	46
165 Champagne St	0.58mi	4/2.0 (+1)	1,695 (+9%)	15mo	$106,000	$63	40

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: 35.6%
• Equity multiple: 2.60×
• Total profit: $34,930
• Equity at exit: $11,630

10-year hold

• IRR: 44.5%
• Equity multiple: 6.16×
• Total profit: $112,620
• Equity at exit: $6,744

Cash invested: $21,840 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$409
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $644

Break-even live

Break-even rent $619

Max offer price $78,000

Occupancy floor 50%

Sensitivity live

Price	-10% $688	-5% $666	+0% $644	+5% $622	+10% $600
Rent	-10% $531	-5% $588	+0% $644	+5% $701	+10% $757
Rate	-1.0pp $683	-0.5pp $664	base $644	+0.5pp $624	+1.0pp $603

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.27mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	44d	1	0.49mi
126 S Refinery St Lafayette, LA	4.0	2.0	1550	$1,495	$0.96	44d	1	0.65mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	14d	1	0.69mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	14d	1	0.70mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	0.73mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	14d	1	0.75mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	21d	1	0.77mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	21d	1	0.83mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	14d	1	0.83mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	0.91mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	44d	1	0.92mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	44d	1	0.93mi
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	44d	1	0.96mi
228 Amelia St Lafayette, LA	3.0	1.5	1796	$2,300	$1.28	21d	1	0.98mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	44d	1	1.00mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	44d	1	1.10mi
215 Versailles Blvd Unit 3 Lafayette, LA	3.0	2.0	1800	$1,675	$0.93	21d	1	1.19mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	44d	1	1.22mi
1312 W University Ave Lafayette, LA	3.0	2.0	1700	$1,300	$0.76	44d	1	1.29mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	44d	1	1.29mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	1.49mi
119 Saint Julien Ave Lafayette, LA	4.0	3.0	1600	$1,785	$1.12	44d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $78,000 Active 161 DOM
2. 2026-06-17
   days on market $78,000 Active 160 DOM
3. 2026-06-16
   days on market $78,000 Active 159 DOM
4. 2026-06-15
   days on market $78,000 Active 158 DOM
5. 2026-06-14
   days on market $78,000 Active 156 DOM
6. 2026-06-13
   days on market $78,000 Active 155 DOM
7. 2026-06-10
   days on market $78,000 Active 153 DOM
8. 2026-06-09
   days on market $78,000 Active 152 DOM
9. 2026-06-08
   days on market $78,000 Active 151 DOM
10. 2026-06-07
    days on market $78,000 Active 150 DOM
11. 2026-06-05
    days on market $78,000 Active 147 DOM
12. 2026-06-03
    days on market $78,000 Active 146 DOM
13. 2026-06-02
    days on market $78,000 Active 145 DOM
14. 2026-06-01
    days on market $78,000 Active 144 DOM
15. 2026-05-31
    days on market $78,000 Active 143 DOM
16. 2026-05-30
    days on market $78,000 Active 142 DOM
17. 2026-05-12
    price $78,000 285-char remark

    Show marketing remark (285 chars)

    Well-located 3 bedroom, 2 bath pier home with brick siding and approximately 1,300 sq ft of living space. This property is in a neighborhood with new streets and new sidewalks. Situated in FEMA Flood Zone X, the home features a durable exterior and functional layout ready for updates.

18. 2026-01-08
    listed $79,000 Active 285-char remark

    Show marketing remark (285 chars)

    Well-located 3 bedroom, 2 bath pier home with brick siding and approximately 1,300 sq ft of living space. This property is in a neighborhood with new streets and new sidewalks. Situated in FEMA Flood Zone X, the home features a durable exterior and functional layout ready for updates.

19. 2020-10-30
    soldstatus $45,000
20. 2017-04-12
    soldstatus $60,000 449-char remark

    Show marketing remark (449 chars)

    Great for investor or first time home buyer. Lots of sqft for the price. 3 Bedrooms 2 baths. Convenient location, easy access with lots of potential.Some of buyer's closing cost will be paid by prefer lender. Please call listing agent for more information. The property is currently rented for $750/month. Please do not disturb the tenants. Make offer contingent viewing the property after accepted offer. High and dry. Did not flood in August 2016.

21. 2017-01-08
    listed $65,000 449-char remark

    Show marketing remark (449 chars)

    Great for investor or first time home buyer. Lots of sqft for the price. 3 Bedrooms 2 baths. Convenient location, easy access with lots of potential.Some of buyer's closing cost will be paid by prefer lender. Please call listing agent for more information. The property is currently rented for $750/month. Please do not disturb the tenants. Make offer contingent viewing the property after accepted offer. High and dry. Did not flood in August 2016.

22. 2015-11-08
    listed $59,000
23. 2009-05-28
    soldstatus $28,000

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $566 · $47/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: $17,208
• − Mortgage interest: −$4,369
• − Property taxes: −$566
• − Insurance: −$390
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,269
• Taxable income: $6,861
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $6,084/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

+178.6% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $78,000 AcadianaMLS
• 2026-01-08 Listed $79,000 AcadianaMLS
• 2020-10-30 Sold (Public Records) $45,000 Public Records
• 2017-04-12 Sold (MLS) $60,000 AcadianaMLS
• 2017-01-08 Listed $65,000 AcadianaMLS
• 2015-11-08 Listed $59,000 AcadianaMLS
• 2009-05-28 Sold (Public Records) $28,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $566 · -1.1% YoY. Source: county tax records.