Bella Plan · Lafayette, LA 70501

$210,500

3 bd · 2.0 ba · 1,370 sqft · SingleFamily · 98 Days on market

Excellent condition Garage

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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 +7.4/30.0
• Condition / age +5.0/5.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bella! A new home at Cedar Creek in Lafayette, Louisiana. The Bella is a thoughtfully designed single-story home that blends comfort, efficiency, and everyday functionality. This 3 bed, 2 bath layout offers a smart use of space while maintaining an open and inviting feel. Upon entry from the front porch, you're welcomed into a central space that flows seamlessly from the living area into the dining area and kitchen. The kitchen is well-appointed with ample counter space, a pantry for extra storage, stainless steel appliances, and convenient access to the dining room.

Key facts

• Walk-in closet
• Ensuite bath
• Covered patio

Tags

• COVERED PATIO
• WALK-IN CLOSET
• ENSUITE BATH
• DEDICATED UTILITY ROOM
• SMART HOME TECHNOLOGY
• ENERGY EFFICIENT FEATURES

🏗️ New construction. The $210,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $238,805.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.3% below list).
• Recommended offer: $170k (19.3% 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); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 74% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 343 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $1,700/mo this rent would consume 61% of the median local household income ($33k/yr) (locally 18% 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 $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 98 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,970 (19.3% 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 98 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $238,805
• List price: $210,500
• Delta: -11.85%
• 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
334 White Pine Dr	0.16mi	3/2.0	1,447 (+6%)	9mo	$228,000	$158	75
331 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	9mo	$224,500	$155	75
322 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	10mo	$228,000	$158	75
317 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	13mo	$224,500	$155	72
1204 E Alexander St	0.22mi	3/2.0	1,423 (+4%)	14mo	$145,000	$102	72
308 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	14mo	$224,500	$155	71
627 Teurlings Dr	0.36mi	3/1.5	1,282 (-6%)	2mo	$69,900	$55	69
106 Dogwood Dr	0.46mi	3/2.0	1,350 (-2%)	13mo	$160,000	$119	66
1244 E Alexander St	0.36mi	2/2.0 (-1)	1,540 (+12%)	6mo	$155,000	$101	52
301 Venus Dr	0.49mi	3/2.0	1,170 (-15%)	4mo	$150,000	$128	50
106 Marcelle Dr	0.68mi	3/2.0	1,176 (-14%)	0mo	$9,500	$8	44
103 Calais St	0.59mi	3/1.5	1,182 (-14%)	10mo	$139,500	$118	39

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: -21.0%
• Equity multiple: 0.24×
• Total profit: $-50,495
• Equity at exit: $35,607

10-year hold

• IRR: -6.8%
• Equity multiple: 0.49×
• Total profit: $-34,230
• Equity at exit: $20,648

Cash invested: $66,866 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 14 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $220,500 ($143/sqft)
• Median days on market: 84 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +22.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70501

• Rents YoY: 7.3%
• Active inventory: 343
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$1,252
• Tax est. 1.5%: −$299 /mo · $3,582/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-308

Break-even live

Break-even rent $2,089

Max offer price $194,300

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-225	+0% $-308	+5% $-390	+10% $-473
Rent	-10% $-442	-5% $-375	+0% $-308	+5% $-240	+10% $-173
Rate	-1.0pp $-187	-0.5pp $-247	base $-308	+0.5pp $-369	+1.0pp $-432

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: $59,701
• Closing costs: $7,164
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	0d	1	0.18mi
121 Rue Viansa Lafayette, LA	4.0	2.0	1684	$1,950	$1.16	0d	1	0.25mi
2820 Louisiana Ave Lafayette, LA	1.0–3.0	1.0–2.0	876	$1,145	$1.31	0d	22	0.68mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	140d	1	0.69mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	0d	1	0.69mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	109d	1	0.78mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	139d	1	0.86mi
245 Sherwood Dr Lafayette, LA	3.0	1.0	1299	$1,195	$0.92	6d	1	1.01mi
204 Debaillon St Lafayette, LA	2.0	1.0	900	$800	$0.89	2d	1	1.16mi
126 Sherwood Dr Lafayette, LA	3.0	1.0	1200	$1,100	$0.92	0d	1	1.20mi
1806 12th St Lafayette, LA	2.0	1.0	900	$775	$0.86	6d	1	1.35mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	109d	1	1.41mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	116d	1	1.41mi
222 Winsor Dr Lafayette, LA	4.0	2.0	1648	$1,700	$1.03	2d	1	1.44mi
510 Pershing St Lafayette, LA	4.0	2.0	1000	$1,150	$1.15	6d	1	1.46mi

Property features AI

Finance

• Other: Address: 103 Cedar Peak Ln, Lafayette, LA 70501Listing status: ActiveLast modified: 2026-06-17
• Financial info: List price $210,500

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Bella plan (new construction plan)Single-level (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (approx. 1,370 finished area)

Listing history 50 events

1. 2026-09-24
   days on market $210,500 Active 98 DOM
2. 2026-09-22
   days on market $210,500 Active 97 DOM
3. 2026-09-21
   days on market $210,500 Active 96 DOM
4. 2026-09-20
   days on market $210,500 Active 95 DOM
5. 2026-09-19
   days on market $210,500 Active 94 DOM
6. 2026-09-18
   days on market $210,500 Active 93 DOM
7. 2026-09-17
   days on market $210,500 Active 92 DOM
8. 2026-09-16
   days on market $210,500 Active 91 DOM
9. 2026-09-15
   days on market $210,500 Active 90 DOM
10. 2026-09-14
    days on market $210,500 Active 89 DOM
11. 2026-09-13
    days on market $210,500 Active 88 DOM
12. 2026-09-12
    days on market $210,500 Active 87 DOM
13. 2026-09-11
    days on market $210,500 Active 86 DOM
14. 2026-09-05
    days on market $210,500 Active 80 DOM
15. 2026-09-04
    days on market $210,500 Active 79 DOM
16. 2026-09-03
    days on market $210,500 Active 78 DOM
17. 2026-08-31
    days on market $210,500 Active 75 DOM
18. 2026-08-30
    days on market $210,500 Active 74 DOM
19. 2026-08-29
    days on market $210,500 Active 73 DOM
20. 2026-08-28
    days on market $210,500 Active 72 DOM
21. 2026-08-27
    days on market $210,500 Active 71 DOM
22. 2026-08-26
    days on market $210,500 Active 70 DOM
23. 2026-08-25
    days on market $210,500 Active 69 DOM
24. 2026-08-24
    days on market $210,500 Active 68 DOM
25. 2026-08-23
    days on market $210,500 Active 67 DOM
26. 2026-08-22
    days on market $210,500 Active 66 DOM
27. 2026-08-21
    days on market $210,500 Active 65 DOM
28. 2026-08-20
    days on market $210,500 Active 64 DOM
29. 2026-08-19
    days on market $210,500 Active 63 DOM
30. 2026-08-18
    days on market $210,500 Active 62 DOM
31. 2026-08-17
    days on market $210,500 Active 61 DOM
32. 2026-08-16
    days on market $210,500 Active 60 DOM
33. 2026-08-15
    days on market $210,500 Active 59 DOM
34. 2026-08-14
    days on market $210,500 Active 58 DOM
35. 2026-08-13
    days on market $210,500 Active 57 DOM
36. 2026-08-12
    days on market $210,500 Active 56 DOM
37. 2026-08-11
    days on market $210,500 Active 55 DOM
38. 2026-08-10
    days on market $210,500 Active 54 DOM
39. 2026-08-09
    days on market $210,500 Active 53 DOM
40. 2026-08-08
    days on market $210,500 Active 52 DOM
41. 2026-08-07
    days on market $210,500 Active 51 DOM
42. 2026-08-06
    days on market $210,500 Active 50 DOM
43. 2026-08-05
    days on market $210,500 Active 49 DOM
44. 2026-08-04
    days on market $210,500 Active 48 DOM
45. 2026-08-03
    days on market $210,500 Active 47 DOM
46. 2026-07-31
    days on market $210,500 Active 44 DOM
47. 2026-07-30
    days on market $210,500 Active 43 DOM
48. 2026-07-29
    days on market $210,500 Active 42 DOM
49. 2026-07-27
    days on market $210,500 Active 40 DOM
50. 2026-07-23
    days on market $210,500 Active 36 DOM

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $20,396
• − Mortgage interest: −$13,377
• − Property taxes: −$3,582
• − Insurance: −$1,194
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$6,947
• Taxable loss: −$7,967
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-1,779/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 · 4 photos

Excellent 100/100 None rehab

This new single-story home in Lafayette, Louisiana, is in excellent condition with no visible repairs or maintenance needed. It offers a smart use of space and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New paint in interior — Enhances aesthetics and value ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary J. Wallace James Elementary School D LA #147/646 Nat'l #14,382/41,679 Middle Paul Breaux Middle School F LA #100/218 Nat'l #7,937/14,009 High Northside High School F LA #186/265 Nat'l #14,491/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 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: 18% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Address: 103 Cedar Peak Ln, Lafayette, LA 70501Listing status: ActiveLast modified: 2026-06-17
• Financial info: List price $210,500

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Bella plan (new construction plan)Single-level (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (approx. 1,370 finished area)