305 Randolph Dr · Lafayette, LA 70501

$124,500

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 159 Days on market

Built 1959 0.50 ac lot $82/sqft · 6% below area Est $130k · at est.

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Why this score? — see what drove the B 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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +7.1/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

Key facts

• 0.5 acre lot
• Garage
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• 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); 247 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $124k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.21% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $130,450
• List price: $124,500
• Delta: -4.56%
• 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
206 Arizona St	0.19mi	3/2.0	1,464 (-4%)	15mo	$145,000	$99	72
216 Grimsby St	0.28mi	3/2.0	1,515 (-1%)	19mo	$160,000	$106	70
135 Randolph	0.18mi	3/2.0	1,407 (-8%)	12mo	$125,000	$89	69
118 Begnaud Dr	0.42mi	3/2.0	1,514 (-1%)	20mo	$210,000	$139	63
110 Bur Oak Dr	0.28mi	3/2.0	1,447 (-5%)	20mo	$218,500	$151	62
102 Narcisse St	0.29mi	4/2.0 (+1)	1,435 (-6%)	13mo	$103,000	$72	61
208 Begnaud Dr	0.52mi	3/1.5	1,473 (-3%)	16mo	$183,000	$124	55
321 Verdun St	0.68mi	3/2.0	1,666 (+9%)	2mo	$33,500	$20	51
106 Dogwood Dr	0.49mi	3/2.0	1,350 (-11%)	10mo	$160,000	$119	50
116 Pine Peak Dr	0.34mi	4/2.0 (+1)	1,704 (+12%)	20mo	$241,000	$141	43
311 Pershing St	0.74mi	3/2.0	1,647 (+8%)	13mo	$125,000	$76	42
328 Piave St	0.71mi	2/2.0 (-1)	1,400 (-8%)	22mo	$96,000	$69	30

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: 10.4%
• Equity multiple: 1.43×
• Total profit: $14,974
• Equity at exit: $18,563

10-year hold

• IRR: 22.5%
• Equity multiple: 3.30×
• Total profit: $80,208
• Equity at exit: $10,764

Cash invested: $34,860 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$653
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $445

Break-even live

Break-even rent $944

Max offer price $124,500

Occupancy floor 66%

Sensitivity live

Price	-10% $515	-5% $480	+0% $445	+5% $409	+10% $374
Rent	-10% $325	-5% $385	+0% $445	+5% $504	+10% $564
Rate	-1.0pp $507	-0.5pp $476	base $445	+0.5pp $412	+1.0pp $379

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	15d	1	0.86mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	45d	1	0.93mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	15d	1	0.95mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	23d	1	0.95mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	45d	1	0.95mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	46d	1	0.96mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	23d	1	0.96mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	15d	1	1.00mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	15d	1	1.03mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	23d	1	1.31mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	23d	1	1.42mi

Listing history 25 events

1. 2026-06-21
   days on market $124,500 Active 159 DOM
2. 2026-06-18
   days on market $124,500 Active 156 DOM
3. 2026-06-17
   days on market $124,500 Active 155 DOM
4. 2026-06-16
   days on market $124,500 Active 154 DOM
5. 2026-06-15
   days on market $124,500 Active 153 DOM
6. 2026-06-14
   days on market $124,500 Active 151 DOM
7. 2026-06-13
   pricedays on market $124,500 Active 150 DOM
8. 2026-06-10
   days on market $129,900 Active 148 DOM
9. 2026-06-09
   days on market $129,900 Active 147 DOM
10. 2026-06-08
    days on market $129,900 Active 146 DOM
11. 2026-06-07
    days on market $129,900 Active 145 DOM
12. 2026-06-05
    days on market $129,900 Active 142 DOM
13. 2026-06-03
    days on market $129,900 Active 141 DOM
14. 2026-06-02
    days on market $129,900 Active 140 DOM
15. 2026-06-01
    days on market $129,900 Active 139 DOM
16. 2026-05-31
    days on market $129,900 Active 138 DOM
17. 2026-05-30
    days on market $129,900 Active 137 DOM
18. 2026-05-19
    price $129,900 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

19. 2026-05-05
    price $137,500 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

20. 2026-04-23
    price $140,000 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

21. 2026-04-13
    price $142,500 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

22. 2026-02-23
    price $145,000 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

23. 2026-01-13
    listed $148,000 Active 959-char remark

    Show marketing remark (959 chars)

    Welcome home to this beautifully renovated 3-bedroom, 2-bathroom retreat nestled in upper Lafayette, Louisiana. Spanning 1,500 square feet, this thoughtfully designed home features an open-concept layout anchored by a stunning buffet-style kitchen wall, with flexible living spaces on both sides -- perfect for a formal dining area or a private home office.Every bedroom is outfitted with updated remote-controlled lighting and ceiling fans for effortless comfort. The covered garage provides secure parking or storage while the rear covered extension offers additional outdoor storage, complete with a convenient secondary entry.Located just minutes from I-10, I-49 and vibrant downtown Lafayette, you'll enjoy easy access to dining, shopping, and entertainment. Whether you're a first-time buyer or savvy investor, this move-in ready home blends modern upgrades with everyday functionality in an unbeatable location. Don't miss your chance to make it yours!

24. 1994-05-27
    soldstatus $39,000 101-char remark

    Show marketing remark (101 chars)

    SUPER CLEAN - ALUMINUM SIDING-COULD LEAVE SOME FURNITURE - REAR ENTRANCE TO BACKYARD. NEW ROOF IN '88

25. 1994-03-29
    listed $40,000 101-char remark

    Show marketing remark (101 chars)

    SUPER CLEAN - ALUMINUM SIDING-COULD LEAVE SOME FURNITURE - REAR ENTRANCE TO BACKYARD. NEW ROOF IN '88

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$191/yr (+$16/mo · 38.6%)

ⓘ 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: $18,083
• − Mortgage interest: −$6,974
• − Property taxes: −$494
• − Insurance: −$622
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,622
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,500/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

+224.8% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $129,900 AcadianaMLS
• 2026-05-05 Price Changed $137,500 AcadianaMLS
• 2026-04-23 Price Changed $140,000 AcadianaMLS
• 2026-04-13 Price Changed $142,500 AcadianaMLS
• 2026-02-23 Price Changed $145,000 AcadianaMLS
• 2026-01-13 Listed $148,000 AcadianaMLS
• 1994-05-27 Sold (MLS) $39,000 AcadianaMLS
• 1994-03-29 Listed $40,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $494 · -1.1% YoY. Source: county tax records.