136 Tissington St · Lafayette, LA 70501

$64,000

2 bd · 1.0 ba · 843 sqft · SingleFamily public records · 112 Days on market

Built 1950 6,098 sqft lot $76/sqft · 7% below area Est $69k · 7% under

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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 +30.0/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

This charming, 2-bedroom, 1-bath home is located just off the Evangeline Thruway in upper Lafayette and offers comfortable, easy living with classic 1950s character. The 843-square-foot layout features an open living space with wood floors, no carpet, and a simple, functional design. A covered front porch provides a welcoming spot to relax, while the large backyard offers plenty of outdoor space.Additional features include a durable metal roof and a detached one-car garage. A washer/dryer combo, refrigerator, and free-standing gas range will remain, adding everyday convenience. Situated on a manageable 0.14-acre lot, this cozy home combines charm, efficiency, and a great location close to major routes and local amenities.

Key facts

• Covered front porch
• Durable metal roof
• Large backyard

Tags

• COVERED FRONT PORCH
• LARGE BACKYARD
• DURABLE METAL ROOF
• DETACHED GARAGE
• WASHER DRYER COMBO
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $64k).
• Recommended offer: $58k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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); 246 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 34% of the median local income ($33k/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 $442 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $58,240 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.47% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $69,046
• List price: $64,000
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Sampson St	0.21mi	2/1.0	925 (+10%)	0mo	$17,000	$18	74
382 Sunset Dr	0.58mi	3/1.0 (+1)	857 (+2%)	4mo	$76,500	$89	62
505 Sherman St	0.64mi	2/1.0	750 (-11%)	2mo	$100,000	$133	50
114 Randolph Dr	0.60mi	3/1.0 (+1)	920 (+9%)	7mo	$74,000	$80	46
403 Railroad St	0.66mi	2/1.0	724 (-14%)	8mo	$75,000	$104	39
162 Sherwood Dr	0.62mi	3/1.0 (+1)	900 (+7%)	20mo	$81,000	$90	38
800 N St Antoine St	0.75mi	2/1.0	742 (-12%)	14mo	$95,000	$128	34
810 N St Antoine St	0.75mi	3/2.0 (+1)	967 (+15%)	3mo	$161,600	$167	29
804 N Saint Antoine St	0.75mi	3/2.0 (+1)	967 (+15%)	20mo	$165,500	$171	15

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: 20.5%
• Equity multiple: 1.88×
• Total profit: $15,763
• Equity at exit: $9,543

10-year hold

• IRR: 31.4%
• Equity multiple: 4.41×
• Total profit: $61,128
• Equity at exit: $5,534

Cash invested: $17,920 (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: 5.7×

Monthly cashflow live

• Estimated rent: $942 high
• Mortgage (P&I): −$336
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $343

Break-even live

Break-even rent $508

Max offer price $64,000

Occupancy floor 59%

Sensitivity live

Price	-10% $379	-5% $361	+0% $343	+5% $325	+10% $307
Rent	-10% $268	-5% $306	+0% $343	+5% $380	+10% $417
Rate	-1.0pp $375	-0.5pp $359	base $343	+0.5pp $326	+1.0pp $309

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	0.13mi
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	14d	1	0.22mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	0.25mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.58mi
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	44d	1	0.71mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	21d	1	0.77mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	0.89mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	44d	1	0.99mi
127 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	1.04mi
125 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	1.04mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	14d	7	1.04mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	44d	1	1.05mi
617 E Vermilion St Unit C Lafayette, LA	2.0	1.0	625	$1,199	$1.92	14d	1	1.05mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.07mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	1.07mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	21d	1	1.07mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	44d	1	1.07mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	1.12mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	44d	1	1.14mi
1901 W University Ave Lafayette, LA	2.0	1.0	600	$800	$1.33	14d	1	1.25mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	14d	1	1.26mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	14d	1	1.26mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	1.26mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	44d	1	1.28mi
106 Ash Ln Unit A Lafayette, LA	1.0	1.0	657	$1,595	$2.43	14d	1	1.32mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	44d	1	1.34mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	14d	1	1.35mi
327 General Mouton Ave Lafayette, LA	1.0	1.0	580	$800	$1.38	44d	1	1.37mi
317 W University Ave Apt 4 Lafayette, LA	1.0	1.0	1000	$1,100	$1.10	44d	1	1.37mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	14d	1	1.39mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	1.46mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	14d	1	1.48mi

Listing history 24 events

1. 2026-06-05
   statusdays on market $64,000 Pending 112 DOM
2. 2026-06-03
   days on market $64,000 Active 111 DOM
3. 2026-06-02
   days on market $64,000 Active 110 DOM
4. 2026-06-01
   days on market $64,000 Active 109 DOM
5. 2026-05-31
   days on market $64,000 Active 108 DOM
6. 2026-05-30
   days on market $64,000 Active 107 DOM
7. 2026-04-24
   price $64,000 731-char remark

   Show marketing remark (731 chars)

   This charming, 2-bedroom, 1-bath home is located just off the Evangeline Thruway in upper Lafayette and offers comfortable, easy living with classic 1950s character. The 843-square-foot layout features an open living space with wood floors, no carpet, and a simple, functional design. A covered front porch provides a welcoming spot to relax, while the large backyard offers plenty of outdoor space.Additional features include a durable metal roof and a detached one-car garage. A washer/dryer combo, refrigerator, and free-standing gas range will remain, adding everyday convenience. Situated on a manageable 0.14-acre lot, this cozy home combines charm, efficiency, and a great location close to major routes and local amenities.

8. 2026-03-13
   price $69,500 731-char remark

   Show marketing remark (731 chars)

   This charming, 2-bedroom, 1-bath home is located just off the Evangeline Thruway in upper Lafayette and offers comfortable, easy living with classic 1950s character. The 843-square-foot layout features an open living space with wood floors, no carpet, and a simple, functional design. A covered front porch provides a welcoming spot to relax, while the large backyard offers plenty of outdoor space.Additional features include a durable metal roof and a detached one-car garage. A washer/dryer combo, refrigerator, and free-standing gas range will remain, adding everyday convenience. Situated on a manageable 0.14-acre lot, this cozy home combines charm, efficiency, and a great location close to major routes and local amenities.

9. 2026-02-10
   listed $73,000 Active 731-char remark

   Show marketing remark (731 chars)

   This charming, 2-bedroom, 1-bath home is located just off the Evangeline Thruway in upper Lafayette and offers comfortable, easy living with classic 1950s character. The 843-square-foot layout features an open living space with wood floors, no carpet, and a simple, functional design. A covered front porch provides a welcoming spot to relax, while the large backyard offers plenty of outdoor space.Additional features include a durable metal roof and a detached one-car garage. A washer/dryer combo, refrigerator, and free-standing gas range will remain, adding everyday convenience. Situated on a manageable 0.14-acre lot, this cozy home combines charm, efficiency, and a great location close to major routes and local amenities.

10. 2026-02-09
    historical $900
11. 2025-12-23
    listed $900
12. 2025-12-23
    historical $900
13. 2025-12-20
    listed $900
14. 2025-09-20
    historical $900
15. 2025-08-09
    listed $900
16. 2024-05-28
    historical $900
17. 2024-05-16
    listed $900
18. 2023-01-26
    soldstatus $218,393
19. 2022-12-03
    listed $62,000 Active
20. 2011-09-16
    soldstatus $47,900
21. 2011-09-16
    soldstatus $47,900
22. 2011-07-14
    listed $48,500
23. 2006-03-24
    soldstatus $39,000
24. 2006-03-01
    listed $42,500

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $469 · $39/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,306
• − Mortgage interest: −$3,585
• − Property taxes: −$469
• − Insurance: −$320
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,862
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,332/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

+50.6% since first listed

18 events — show timeline

• 2026-04-24 Price Changed $64,000 AcadianaMLS
• 2026-03-13 Price Changed $69,500 AcadianaMLS
• 2026-02-10 Listed $73,000 AcadianaMLS
• 2026-02-09 Rental Removed $900 RAAMLS
• 2025-12-23 Listed for Rent $900 RAAMLS
• 2025-12-23 Rental Removed $900 APPFOLIO
• 2025-12-20 Listed for Rent $900 APPFOLIO
• 2025-09-20 Rental Removed $900 RAAMLS
• 2025-08-09 Listed for Rent $900 RAAMLS
• 2024-05-28 Rental Removed $900 RAAMLS
• 2024-05-16 Listed for Rent $900 RAAMLS
• 2023-01-26 Sold (Public Records) $218,393 Public Records
• 2022-12-03 Listed $62,000 AcadianaMLS
• 2011-09-16 Sold (Public Records) $47,900 Public Records
• 2011-09-16 Sold (MLS) $47,900 AcadianaMLS
• 2011-07-14 Listed $48,500 AcadianaMLS
• 2006-03-24 Sold (MLS) $39,000 AcadianaMLS
• 2006-03-01 Listed $42,500 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $469 · -1.1% YoY. Source: county tax records.