216 Begnaud Dr · Lafayette, LA 70501

$225,000

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 28 Days on market

Built 1961 0.26 ac lot $140/sqft · at area comps Est $216k · at est.

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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 +13.1/30.0
• ARV discount +5.6/15.0
• Rent growth +4.3/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, lovingly maintained home sits on a spacious corner lot in Upper Lafayette and features a detached one-bedroom apartment that offers an excellent opportunity for rental income. Inside, an artistic flair flows through the large separate living room into an open kitchen and dining area equipped with ample storage and brand-new appliances, including a gas cooktop. The primary bedroom is generous with its own mid-century tiled bathroom, while two creatively appointed guest bedrooms offer unique wood sliding doors that currently function as fold-up desks. The guest bath is a colorful delight with original blue tile for a little pep in your morning routine! The separate apartment comes fully prepared with its own parking, fresh paint, new appliances, and a private washer and dryer set. The outdoor space is just as inviting with a cozy fire pit, mature shade tree, and blueberry bushes, all supported by major updates including a 2021 roof, new HVAC and ductwork, a new panel box, all in Flood Zone X.

Key facts

• Cozy fire pit
• Wood sliding doors
• Colorful guest bath

Tags

• DETACHED ONE BEDROOM APARTMENT
• OPEN KITCHEN AND DINING AREA
• MID CENTURY TILED BATHROOM
• WOOD SLIDING DOORS
• COLORFUL GUEST BATH
• COZY FIRE PIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-7 ($-81/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (20.8% below list).
• Recommended offer: $178k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 247 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,782/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 $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 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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.
• Current owner paid $173k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $178,186 (20.8% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $215,871
• List price: $225,000
• Delta: 4.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 White Pine Dr	0.54mi	3/2.0	1,613 (+0%)	2mo	$235,500	$146	72
106 Kingswood Dr	0.47mi	3/2.0	1,576 (-2%)	2mo	$169,000	$107	72
333 White Pine Dr	0.54mi	3/2.0	1,613 (+0%)	2mo	$235,000	$146	72
336 White Pine Dr	0.54mi	3/2.0	1,616 (+0%)	3mo	$242,000	$150	71
423 Starlight Dr	0.34mi	4/2.0 (+1)	1,700 (+6%)	0mo	$230,000	$135	70
335 White Pine Dr	0.54mi	4/2.0 (+1)	1,704 (+6%)	1mo	$237,000	$139	60
102 Kingswood Dr	0.47mi	3/2.0	1,775 (+10%)	4mo	$215,000	$121	58
331 White Pine Dr	0.54mi	3/2.0	1,447 (-10%)	6mo	$224,500	$155	52
334 White Pine Dr	0.54mi	3/2.0	1,447 (-10%)	6mo	$228,000	$158	52
322 White Pine Dr	0.54mi	3/2.0	1,447 (-10%)	6mo	$228,000	$158	52
204 White Pine Dr	0.52mi	4/2.0 (+1)	1,786 (+11%)	6mo	$236,000	$132	48
325 White Pine Dr	0.54mi	4/2.0 (+1)	1,836 (+14%)	7mo	$250,000	$136	41

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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-28,806
• Equity at exit: $33,548

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $10,670
• Equity at exit: $19,454

Cash invested: $63,000 (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: 247
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-7

Break-even live

Break-even rent $1,790

Max offer price $223,815

Occupancy floor 95%

Sensitivity live

Price	-10% $121	-5% $57	+0% $-7	+5% $-70	+10% $-134
Rent	-10% $-147	-5% $-77	+0% $-7	+5% $64	+10% $134
Rate	-1.0pp $107	-0.5pp $51	base $-7	+0.5pp $-65	+1.0pp $-124

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.32mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	22d	1	0.49mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	45d	1	0.49mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	14d	1	0.56mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	14d	1	0.56mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	1.00mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	22d	1	1.00mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	44d	1	1.49mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	1.50mi

Listing history 6 events

1. 2026-05-11
   price $225,000 1022-char remark

   Show marketing remark (1022 chars)

   This charming, lovingly maintained home sits on a spacious corner lot in Upper Lafayette and features a detached one-bedroom apartment that offers an excellent opportunity for rental income. Inside, an artistic flair flows through the large separate living room into an open kitchen and dining area equipped with ample storage and brand-new appliances, including a gas cooktop. The primary bedroom is generous with its own mid-century tiled bathroom, while two creatively appointed guest bedrooms offer unique wood sliding doors that currently function as fold-up desks. The guest bath is a colorful delight with original blue tile for a little pep in your morning routine! The separate apartment comes fully prepared with its own parking, fresh paint, new appliances, and a private washer and dryer set. The outdoor space is just as inviting with a cozy fire pit, mature shade tree, and blueberry bushes, all supported by major updates including a 2021 roof, new HVAC and ductwork, a new panel box, all in Flood Zone X.

2. 2026-04-22
   listed $230,000 Active 1022-char remark

   Show marketing remark (1022 chars)

   This charming, lovingly maintained home sits on a spacious corner lot in Upper Lafayette and features a detached one-bedroom apartment that offers an excellent opportunity for rental income. Inside, an artistic flair flows through the large separate living room into an open kitchen and dining area equipped with ample storage and brand-new appliances, including a gas cooktop. The primary bedroom is generous with its own mid-century tiled bathroom, while two creatively appointed guest bedrooms offer unique wood sliding doors that currently function as fold-up desks. The guest bath is a colorful delight with original blue tile for a little pep in your morning routine! The separate apartment comes fully prepared with its own parking, fresh paint, new appliances, and a private washer and dryer set. The outdoor space is just as inviting with a cozy fire pit, mature shade tree, and blueberry bushes, all supported by major updates including a 2021 roof, new HVAC and ductwork, a new panel box, all in Flood Zone X.

3. 2021-09-10
   soldstatus $173,000
4. 2016-12-01
   listed $165,000
5. 1997-02-01
   soldstatus $82,000
6. 1996-12-09
   listed $87,500

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $1,688 · $141/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,382
• − Mortgage interest: −$12,603
• − Property taxes: −$1,688
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$6,545
• Taxable loss: −$4,001
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $880/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

+157.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $225,000 AcadianaMLS
• 2026-04-22 Listed $230,000 AcadianaMLS
• 2021-09-10 Sold (Public Records) $173,000 Public Records
• 2016-12-01 Listed $165,000 AcadianaMLS
• 1997-02-01 Sold (MLS) $82,000 AcadianaMLS
• 1996-12-09 Listed $87,500 AcadianaMLS

Property tax history

+9.0%/yr

Latest (2025): $1,688 · -1.1% YoY. Source: county tax records.