104 Woodlake Ln · Lafayette, LA 70508

$455,000

4 bd · 3.0 ba · 2,747 sqft · SingleFamily public records · 1 Days on market

Built 2001 0.35 ac lot $166/sqft · 14% below area Est $530k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +9.4/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated home featuring 4 bedrooms and 3 bathrooms in a great location with high and dry, never flooded property. Roof is only 3 years old. Brand new A/C inside and out, new hot water heater, and all new appliances. Fresh paint throughout with new luxury vinyl plank flooring. Side garage offers extra parking space. A must-see!

Key facts

• 0.35 acre lot
• Garage
• Built 2001

Property features AI

Exterior

• Parking: Garage (1 covered space, total parking for 1 vehicle)
• Utilities: Public sewer; City electrical service
• Home design: Single family residence; City street frontage
• Construction: Brick veneer and HardiPlank/wood frame construction; Composition roof
• Exterior features: Covered patio/porch; Full wood fencing; Exterior lighting

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Granite counters
• Flooring: Tile; Vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Granite counters; Double pane windows; Lighting (exterior lighting noted)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (30.8% below list).
• Recommended offer: $315k (30.8% 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); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
• This rent runs 44% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,643 (30.8% 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: 0.69% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $529,657
• List price: $455,000
• Delta: -14.10%
• 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
120 Greenfarm Rd	0.18mi	4/2.5	2,568 (-6%)	2mo	$420,000	$164	77
108 Little Hickory Ct	0.29mi	4/3.0	2,609 (-5%)	2mo	$655,000	$251	77
301 Timberwood Cir	0.31mi	4/3.5	2,974 (+8%)	2mo	$482,000	$162	68
103 Timber Hollow Ln	0.43mi	4/3.0	2,532 (-8%)	1mo	$625,000	$247	66
102 N Michot Rd	0.31mi	4/3.0	3,064 (+12%)	1mo	$348,000	$114	65
202 Trailwood Ln	0.34mi	5/3.0 (+1)	3,000 (+9%)	1mo	$495,000	$165	63
201 Barkhill Dr	0.64mi	4/3.0	2,589 (-6%)	1mo	$499,900	$193	60
110 Fernridge Dr	0.71mi	3/3.0 (-1)	2,756 (+0%)	1mo	$630,000	$229	60
502 Queensberry Dr	0.64mi	4/3.0	2,488 (-9%)	2mo	$547,000	$220	53
108 Fernridge Dr	0.70mi	3/4.0 (-1)	2,644 (-4%)	1mo	$535,000	$202	51
111 Bancroft Dr	0.67mi	4/3.0	2,458 (-10%)	1mo	$555,000	$226	51
103 Failla Rd	0.53mi	5/3.0 (+1)	2,372 (-14%)	1mo	$372,000	$157	47

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-100,206
• Equity at exit: $67,842

10-year hold

• IRR: -22.8%
• Equity multiple: -0.07×
• Total profit: $-136,499
• Equity at exit: $39,340

Cash invested: $127,400 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 473
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,146 high
• Mortgage (P&I): −$2,386
• Tax from tax record: −$237 /mo · $2,842/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-327

Break-even live

Break-even rent $3,560

Max offer price $397,273

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-198	+0% $-327	+5% $-456	+10% $-584
Rent	-10% $-575	-5% $-451	+0% $-327	+5% $-202	+10% $-78
Rate	-1.0pp $-98	-0.5pp $-211	base $-327	+0.5pp $-445	+1.0pp $-565

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Orchard Park Ave Lafayette, LA	4.0	3.0	2464	$4,200	$1.70	15d	1	0.28mi
128 Pigeon Loop Lafayette, LA	4.0	3.0	2700	$2,200	$0.81	15d	1	0.90mi
406 E Martial Ave Lafayette, LA	4.0	2.0	2017	$5,000	$2.48	45d	1	1.08mi
202 Student Ln Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	1.08mi
204 Student Ln Lafayette, LA	3.0	2.0	1976	$3,500	$1.77	45d	1	1.09mi
207 Summerland Key Ln Lafayette, LA	4.0	3.0	2018	$2,350	$1.16	46d	1	1.10mi
404 E Martial Ave Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	1.11mi
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	46d	1	1.17mi
104 Avalon St Lafayette, LA	3.0	2.0	1895	$1,800	$0.95	45d	1	1.23mi
13 Heatherstone Dr Lafayette, LA	3.0	2.0	1995	$2,800	$1.40	23d	1	1.40mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $455,000 Active 1 DOM
2. 2026-06-10
   days on market $455,000 Coming Soon 29 DOM
3. 2026-06-09
   days on market $455,000 Coming Soon 28 DOM
4. 2026-06-08
   days on market $455,000 Coming Soon 27 DOM
5. 2026-06-07
   days on market $455,000 Coming Soon 26 DOM
6. 2026-06-05
   days on market $455,000 Coming Soon 23 DOM
7. 2026-06-03
   days on market $455,000 Coming Soon 22 DOM
8. 2026-06-02
   days on market $455,000 Coming Soon 21 DOM
9. 2026-06-01
   days on market $455,000 Coming Soon 20 DOM
10. 2026-05-31
    days on market $455,000 Coming Soon 19 DOM
11. 2026-05-30
    days on market $455,000 Coming Soon 18 DOM
12. 2026-05-12
    historical $455,000 340-char remark

ⓘ 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: $2,842 · $237/mo
• Projected year-2 tax: $2,842 · $237/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 9/10 Extreme 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,757
• − Mortgage interest: −$25,487
• − Property taxes: −$2,842
• − Insurance: −$2,275
• − Repairs & maintenance: −$3,021
• − Management: −$3,021
• − Depreciation: −$13,236
• Taxable loss: −$12,124
• Est. tax savings @ 24.0%: +$2,910
• After-tax cash flow: $-1,012/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

2 events — show timeline

• 2026-06-12 Listed $455,000 AcadianaMLS
• 2026-05-12 Coming Soon — AcadianaMLS

Property tax history

+5.3%/yr

Latest (2025): $2,842 · -1.1% YoY. Source: county tax records.