Bella Plan · Lafayette, LA 70501

$210,500

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

Excellent condition

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• 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. The covered patio sits just off the living room, extending your living space outdoors and providing a perfect

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

Property features AI

Finance

• Other: Address: 103 Cedar Peak Ln, Lafayette, LA 70501; Listing status: Active; Last 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)

🏗️ New construction. The $210,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $212,350.

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 $-54 ($-645/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (15.0% below list).
• Recommended offer: $179k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 21d 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 $1,790/mo this rent would consume 64% 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 $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $178,960 (15.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $212,350
• Comps found: 12

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%)	6mo	$228,000	$158	78
331 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	6mo	$224,500	$155	78
322 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	6mo	$228,000	$158	77
317 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	10mo	$224,500	$155	75
1204 E Alexander St	0.22mi	3/2.0	1,423 (+4%)	11mo	$145,000	$102	74
308 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	11mo	$224,500	$155	73
305 White Pine Dr	0.17mi	3/2.0	1,447 (+6%)	16mo	$224,500	$155	69
106 Dogwood Dr	0.46mi	3/2.0	1,350 (-2%)	10mo	$160,000	$119	68
103 Briarwood Dr	0.57mi	3/2.0	1,355 (-1%)	12mo	$147,000	$108	61
1244 E Alexander St	0.36mi	2/2.0 (-1)	1,540 (+12%)	3mo	$155,000	$101	55
301 Venus Dr	0.49mi	3/2.0	1,170 (-15%)	0mo	$150,000	$128	52
103 Calais St	0.59mi	3/1.5	1,182 (-14%)	7mo	$139,500	$118	42

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-29,629
• Equity at exit: $31,662

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $6,608
• Equity at exit: $18,360

Cash invested: $59,458 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,114
• Tax est. 1.5%: −$265 /mo · $3,185/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-54

Break-even live

Break-even rent $1,858

Max offer price $204,577

Occupancy floor 98%

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: $53,088
• Closing costs: $6,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	13d	1	0.18mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	13d	20	0.68mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	44d	1	0.69mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	21d	1	0.69mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	13d	1	0.78mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	0.86mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.41mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.41mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $210,500 Active 1 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 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 · 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: $21,475
• − Mortgage interest: −$11,895
• − Property taxes: −$3,185
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$6,177
• Taxable loss: −$4,280
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $383/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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