403 Sparrowhawk St · Lafayette, LA 70518

$230,000

3 bd · 3.0 ba · 1,573 sqft · SingleFamily public records · 59 Days on market

Built 2019 4,356 sqft lot $146/sqft · 20% below area Est $289k · 20% under $42/mo HOA · 2% of rent

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained home located in the Talon Estates subdivision in Broussard. This property features an open-concept floor plan with a spacious living area that flows into the kitchen and dining spaces. The kitchen offers ample cabinetry and counter space. The primary suite includes a private bathroom and walk-in closet. Additional amenities include a covered patio and fenced yard. Convenient location with easy access to US-90, as well as nearby shopping and dining.

Key facts

• 4,356 sq ft lot
• Garage
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (10.1% below list).
• Recommended offer: $207k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Market conditions: 339 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

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 59 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,665 (10.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $288,797
• List price: $230,000
• Delta: -20.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Sparrowhawk St	0.21mi	3/2.0	1,629 (+4%)	14mo	$235,000	$144	68
302 Sparrowhawk St	0.13mi	3/2.0	1,629 (+4%)	20mo	$230,000	$141	68
123 Sparrowhawk St	0.28mi	3/2.0	1,735 (+10%)	5mo	$259,000	$149	62
213 Lynn Dr	0.65mi	3/2.0	1,633 (+4%)	2mo	$190,000	$116	58
310 Sparrowhawk St	0.10mi	3/2.0	1,741 (+11%)	22mo	$245,000	$141	55
301 Aristotle Dr	0.75mi	3/2.0	1,559 (-1%)	20mo	$190,000	$122	42
100 Lynn Dr	0.66mi	3/2.0	1,762 (+12%)	9mo	$230,000	$131	38
104 Lynn Dr	0.66mi	3/1.0	1,349 (-14%)	1mo	$110,000	$82	37
307 Aristotle Dr	0.71mi	4/2.5 (+1)	1,761 (+12%)	10mo	$220,000	$125	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-30,004
• Equity at exit: $34,294

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-16,806
• Equity at exit: $19,886

Cash invested: $64,400 (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 70518

• Home prices YoY: -16.0%
• Active inventory: 339
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$96
• HOA: −$42
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $114

Break-even live

Break-even rent $1,922

Max offer price $230,000

Occupancy floor 89%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Sparrowhawk St Broussard, LA	3.0	2.0	1825	$2,200	$1.21	13d	1	0.02mi
104 Avalon St Lafayette, LA	3.0	2.0	1895	$1,800	$0.95	43d	1	0.88mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	43d	1	1.23mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	20d	1	1.24mi
404 Highland Oaks Ln Lafayette, LA	2.0	2.5	1387	$1,895	$1.37	43d	1	1.29mi
502 Highland Oaks Ln Unit A Lafayette, LA	3.0	2.5	1500	$2,750	$1.83	43d	1	1.29mi
304 Barataria Bay Pt Lafayette, LA	3.0	2.5	1712	$1,800	$1.05	43d	1	1.42mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	13d	1	1.44mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 12 events

1. 2026-06-09
   status $230,000 Pending 59 DOM
2. 2026-06-08
   days on market $230,000 Active 59 DOM
3. 2026-06-07
   days on market $230,000 Active 58 DOM
4. 2026-06-05
   days on market $230,000 Active 55 DOM
5. 2026-06-03
   days on market $230,000 Active 54 DOM
6. 2026-06-02
   days on market $230,000 Active 53 DOM
7. 2026-06-01
   days on market $230,000 Active 52 DOM
8. 2026-05-31
   days on market $230,000 Active 51 DOM
9. 2026-05-30
   days on market $230,000 Active 50 DOM
10. 2026-04-10
    listed $230,000 Active 468-char remark

    Show marketing remark (468 chars)

    Well-maintained home located in the Talon Estates subdivision in Broussard. This property features an open-concept floor plan with a spacious living area that flows into the kitchen and dining spaces. The kitchen offers ample cabinetry and counter space. The primary suite includes a private bathroom and walk-in closet. Additional amenities include a covered patio and fenced yard. Convenient location with easy access to US-90, as well as nearby shopping and dining.

11. 2020-10-14
    soldstatus $201,585 685-char remark

    Show marketing remark (685 chars)

    Located on a zero-lot line! Experience carefree living with a low maintenance yard! This Colonne II A has a two story open floor plan.Added upgrades include stainless appliances with gas range, LED base home package, wood plank tile floors in kitchen, dining, master closet & all wet areas. Special plan features include wood plank tile floors in living room, ample storage space throughout, master bedroom & 2nd bedroom located downstairs, 3 fullbathrooms, walk-in closet, garden tub & separate shower in master bath, energy efficient Low E tilt-in windows, tankless gas water heater, Lennox HVAC and centralgas heating, covered patio, post tension slab & much more!

12. 2019-07-30
    listed $201,585 685-char remark

    Show marketing remark (685 chars)

    Located on a zero-lot line! Experience carefree living with a low maintenance yard! This Colonne II A has a two story open floor plan.Added upgrades include stainless appliances with gas range, LED base home package, wood plank tile floors in kitchen, dining, master closet & all wet areas. Special plan features include wood plank tile floors in living room, ample storage space throughout, master bedroom & 2nd bedroom located downstairs, 3 fullbathrooms, walk-in closet, garden tub & separate shower in master bath, energy efficient Low E tilt-in windows, tankless gas water heater, Lennox HVAC and centralgas heating, covered patio, post tension slab & much more!

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/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 6 d/yr ≥109°F today · 18 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: $24,800
• − Mortgage interest: −$12,884
• − Property taxes: −$2,093
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$504
• − Depreciation: −$6,691
• Taxable loss: −$2,489
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,969/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): 17,263
• Household income: $106,710
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 117.0

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 White (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 20% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -30.65%
• Current HPI: 160.4167
• Rent YoY: —
• 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

+14.1% since first listed

3 events — show timeline

• 2026-04-10 Listed $230,000 AcadianaMLS
• 2020-10-14 Sold (MLS) $201,585 AcadianaMLS
• 2019-07-30 Listed $201,585 AcadianaMLS

Property tax history

+87.9%/yr

Latest (2025): $2,093 · -1.1% YoY. Source: county tax records.