105 Briarwood Dr · Lafayette, LA 70501

$170,000

3 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 81 Days on market

Built 1980 8,712 sqft lot $96/sqft · 20% below area Est $213k · 20% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in North Briarwood Forest!! Welcome to this move-in ready home priced at $189,900! This vacant property offers a fantastic opportunity for first-time homebuyers, expanding families, downsizers, or investors looking for strong value. This 1765 sq foot home offers a functional floor plan, spacious living areas, and abundant light throughout. The kitchen offers ample storage and flows easily into a great breakfast area - perfect for everyday living or entertaining. The primary bedroom in an ensuite that provides comfortable space and privacy, while 2 additional bedrooms offer flexibility for a growing family, guests, or home office. This house also boast another full bath with double sinks. With a manageable fenced in back yard, this home is conveniently located near schools, shopping, dining and major roadways. This home checks all the boxes. Vacant, easy and ready to show - schedule your appointment today.

Key facts

• Fenced in back yard
• Move in ready
• Conveniently located

Tags

• MOVE IN READY
• AMPLE STORAGE
• FENCED IN BACK YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $150k (11.6% below list).
• Recommended offer: $150k (11.6% 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: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,503/mo this rent would consume 54% 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 $1k of loan paydown is wiped out by about $5k 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 81 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) 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 $150,348 (11.6% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $212,539
• List price: $170,000
• Delta: -20.01%
• 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
102 Kingswood Dr	0.11mi	3/2.0	1,775 (+1%)	4mo	$215,000	$121	90
106 Kingswood Dr	0.12mi	3/2.0	1,576 (-11%)	2mo	$169,000	$107	74
202 Walter Dr	0.49mi	4/2.5 (+1)	1,800 (+2%)	1mo	$169,000	$94	66
423 Starlight Dr	0.48mi	4/2.0 (+1)	1,700 (-4%)	0mo	$230,000	$135	66
335 White Pine Dr	0.61mi	4/2.0 (+1)	1,704 (-4%)	1mo	$237,000	$139	60
204 White Pine Dr	0.60mi	4/2.0 (+1)	1,786 (+1%)	6mo	$236,000	$132	60
323 White Pine Dr	0.61mi	4/2.0 (+1)	1,874 (+6%)	1mo	$249,000	$133	56
328 White Pine Dr	0.61mi	4/2.0 (+1)	1,874 (+6%)	1mo	$254,500	$136	56
319 White Pine Dr	0.61mi	3/2.0	1,613 (-9%)	2mo	$235,500	$146	55
333 White Pine Dr	0.61mi	3/2.0	1,613 (-9%)	2mo	$235,000	$146	55
336 White Pine Dr	0.62mi	3/2.0	1,616 (-8%)	3mo	$242,000	$150	54
120 Red Pine Dr	0.73mi	4/2.0 (+1)	1,874 (+6%)	6mo	$239,900	$128	46

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: -8.2%
• Equity multiple: 0.68×
• Total profit: $-15,015
• Equity at exit: $25,348

10-year hold

• IRR: 6.0%
• Equity multiple: 1.52×
• Total profit: $24,988
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $89

Break-even live

Break-even rent $1,390

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $186	-5% $137	+0% $89	+5% $41	+10% $-7
Rent	-10% $-29	-5% $30	+0% $89	+5% $149	+10% $208
Rate	-1.0pp $175	-0.5pp $133	base $89	+0.5pp $45	+1.0pp $0

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	14d	1	0.37mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	14d	1	0.65mi

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 81 DOM
2. 2026-06-17
   days on market $170,000 Active 80 DOM
3. 2026-06-16
   days on market $170,000 Active 79 DOM
4. 2026-06-15
   pricedays on market $170,000 Active 78 DOM
5. 2026-06-14
   days on market $189,900 Active 76 DOM
6. 2026-06-13
   days on market $189,900 Active 75 DOM
7. 2026-06-10
   days on market $189,900 Active 73 DOM
8. 2026-06-09
   days on market $189,900 Active 72 DOM
9. 2026-06-08
   days on market $189,900 Active 71 DOM
10. 2026-06-07
    days on market $189,900 Active 70 DOM
11. 2026-06-05
    days on market $189,900 Active 67 DOM
12. 2026-06-03
    days on market $189,900 Active 66 DOM
13. 2026-06-02
    days on market $189,900 Active 65 DOM
14. 2026-06-01
    days on market $189,900 Active 64 DOM
15. 2026-05-31
    days on market $189,900 Active 63 DOM
16. 2026-05-30
    days on market $189,900 Active 62 DOM
17. 2026-02-22
    listed $189,900 Active 938-char remark

    Show marketing remark (937 chars)

    Opportunity awaits in North Briarwood Forest!! Welcome to this move-in ready home priced at $189,900! This vacant property offers a fantastic opportunity for first-time homebuyers, expanding families, downsizers, or investors looking for strong value. This 1765 sq foot home offers a functional floor plan, spacious living areas, and abundant light throughout. The kitchen offers ample storage and flows easily into a great breakfast area - perfect for everyday living or entertaining. The primary bedroom in an ensuite that provides comfortable space and privacy, while 2 additional bedrooms offer flexibility for a growing family, guests, or home office. This house also boast another full bath with double sinks. With a manageable fenced in back yard, this home is conveniently located near schools, shopping, dining and major roadways. This home checks all the boxes. Vacant, easy and ready to show - schedule your appointment today.

18. 2026-02-22
    listed $189,900 Active 937-char remark

    Show marketing remark (937 chars)

    Opportunity awaits in North Briarwood Forest!! Welcome to this move-in ready home priced at $189,900! This vacant property offers a fantastic opportunity for first-time homebuyers, expanding families, downsizers, or investors looking for strong value. This 1765 sq foot home offers a functional floor plan, spacious living areas, and abundant light throughout. The kitchen offers ample storage and flows easily into a great breakfast area - perfect for everyday living or entertaining. The primary bedroom in an ensuite that provides comfortable space and privacy, while 2 additional bedrooms offer flexibility for a growing family, guests, or home office. This house also boast another full bath with double sinks. With a manageable fenced in back yard, this home is conveniently located near schools, shopping, dining and major roadways. This home checks all the boxes. Vacant, easy and ready to show - schedule your appointment today.

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,042
• − Mortgage interest: −$9,523
• − Property taxes: −$1,633
• − Insurance: −$850
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,945
• Taxable loss: −$1,796
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $1,503/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

+0.0% since first listed

2 events — show timeline

• 2026-02-22 Listed $189,900 AcadianaMLS
• 2026-02-22 Listed $189,900 GBRMLS

Property tax history

+9.8%/yr

Latest (2025): $1,633 · -1.1% YoY. Source: county tax records.