Preston V G Plan · Lafayette, LA 70506

$234,990

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 699 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

Key facts

• Covered patio
• 2 garage spots
• Listed 698 days

Tags

• COVERED PATIO
• SEPARATE MASTER SHOWER

🏗️ New construction. The $234,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,960.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (25.1% below list).
• Recommended offer: $176k (25.1% 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); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 616 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/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 $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 699 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $176,000 (25.1% 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. It's been on market 699 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $249,960
• List price: $234,990
• Delta: -5.99%
• 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
205 Brattle Ct	0.11mi	3/2.0	1,463 (0%)	3mo	$237,365	$162	92
205 Wakely Ct	0.12mi	3/2.0	1,356 (-7%)	1mo	$227,617	$168	82
113 Wakely Ct	0.09mi	3/2.0	1,356 (-7%)	4mo	$227,077	$167	80
118 Brattle Ct	0.16mi	3/2.0	1,613 (+10%)	4mo	$250,957	$156	72
122 Betrillo Ct	0.36mi	3/2.0	1,356 (-7%)	0mo	$226,897	$167	71
106 Betrillo Ct	0.34mi	3/2.0	1,629 (+11%)	0mo	$254,058	$156	65
100 Bexley Ct	0.40mi	4/2.0 (+1)	1,568 (+7%)	2mo	$250,166	$160	63
173 Southfield Pkwy	0.49mi	3/1.5	1,348 (-8%)	1mo	$139,000	$103	61
101 Bexley Ct	0.40mi	3/2.0	1,629 (+11%)	2mo	$252,863	$155	61
185 Southfield Pkwy	0.47mi	3/1.5	1,350 (-8%)	4mo	$140,000	$104	60
132 Southfield Pkwy	0.55mi	3/1.5	1,350 (-8%)	3mo	$137,000	$101	57
206 Southfield Pkwy	0.43mi	3/1.5	1,280 (-12%)	3mo	$126,000	$98	54

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.14×
• Total profit: $-59,937
• Equity at exit: $37,270

10-year hold

• IRR: -17.8%
• Equity multiple: -0.02×
• Total profit: $-71,305
• Equity at exit: $21,612

Cash invested: $69,989 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 50 active · 29 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $250,582 ($155/sqft)
• Median days on market: 224 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 616
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,749/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-337

Break-even live

Break-even rent $2,187

Max offer price $201,193

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-251	+0% $-337	+5% $-423	+10% $-510
Rent	-10% $-476	-5% $-407	+0% $-337	+5% $-267	+10% $-198
Rate	-1.0pp $-211	-0.5pp $-273	base $-337	+0.5pp $-402	+1.0pp $-468

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: $62,490
• Closing costs: $7,499
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Township Ln Apt A Lafayette, LA	2.0	1.5	900	$975	$1.08	6d	1	0.13mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	109d	1	0.19mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	117d	1	0.24mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1144	$1,665	$1.46	0d	13	0.29mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,725	$1.58	0d	4	0.31mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,273	$1.57	0d	110	0.35mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	117d	1	0.48mi
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	109d	1	0.54mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	140d	1	0.59mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	140d	1	0.68mi
306 Tall Meadows Ln Lafayette, LA	4.0	2.0	1865	$1,950	$1.05	6d	1	0.68mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	117d	1	0.70mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	0d	28	0.70mi
106 Beauchamp Ln Lafayette, LA	3.0	2.0	1811	$2,195	$1.21	3d	1	0.71mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	117d	1	0.74mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	6d	1	0.74mi
109 Alpine Meadows Ln Lafayette, LA	4.0	2.0	1858	$2,185	$1.18	6d	1	0.76mi
204 Sparkling Meadows Ln Lafayette, LA	3.0	2.0	1463	$1,795	$1.23	6d	1	0.77mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	117d	1	0.85mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	117d	1	0.87mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1097	$1,734	$1.58	0d	11	1.05mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	117d	1	1.07mi
106 Lightbourne Dr Lafayette, LA	3.0	2.0	1356	$2,000	$1.47	6d	1	1.10mi
111 Millie Park Lafayette, LA	3.0	2.5	1648	$1,700	$1.03	6d	1	1.10mi
1000 Robley Dr Lafayette, LA	1.0–2.0	1.0–2.0	804	$1,315	$1.64	1d	19	1.12mi
107 Segovia Way Lafayette, LA	3.0	2.0	1356	$1,700	$1.25	6d	1	1.14mi
709 Rosedown Ln Lafayette, LA	3.0	2.0	1800	$1,700	$0.94	140d	1	1.22mi
203 Elmwood Dr Lafayette, LA	3.0	2.0	1530	$1,550	$1.01	6d	1	1.35mi
330 Dunvegan Ct Lafayette, LA	3.0	2.5	1848	$2,400	$1.30	140d	1	1.38mi
101 Boxwood Dr Lafayette, LA	3.0	2.0	1537	$1,800	$1.17	6d	1	1.49mi

Listing history 50 events

1. 2026-09-24
   days on market $234,990 Active 699 DOM
2. 2026-09-24
   days on market $234,990 Active 698 DOM
3. 2026-09-22
   days on market $234,990 Active 697 DOM
4. 2026-09-21
   days on market $234,990 Active 696 DOM
5. 2026-09-20
   days on market $234,990 Active 695 DOM
6. 2026-09-19
   days on market $234,990 Active 694 DOM
7. 2026-09-18
   days on market $234,990 Active 693 DOM
8. 2026-09-17
   days on market $234,990 Active 692 DOM
9. 2026-09-16
   days on market $234,990 Active 691 DOM
10. 2026-09-15
    days on market $234,990 Active 690 DOM
11. 2026-09-14
    days on market $234,990 Active 689 DOM
12. 2026-09-13
    days on market $234,990 Active 688 DOM
13. 2026-09-12
    days on market $234,990 Active 687 DOM
14. 2026-09-11
    days on market $234,990 Active 686 DOM
15. 2026-09-05
    days on market $234,990 Active 680 DOM
16. 2026-09-04
    days on market $234,990 Active 679 DOM
17. 2026-09-03
    days on market $234,990 Active 678 DOM
18. 2026-08-31
    days on market $234,990 Active 675 DOM
19. 2026-08-30
    days on market $234,990 Active 674 DOM
20. 2026-08-29
    days on market $234,990 Active 673 DOM
21. 2026-08-28
    days on market $234,990 Active 672 DOM
22. 2026-08-27
    days on market $234,990 Active 671 DOM
23. 2026-08-25
    days on market $234,990 Active 669 DOM
24. 2026-08-24
    days on market $234,990 Active 668 DOM
25. 2026-08-23
    days on market $234,990 Active 667 DOM
26. 2026-08-22
    days on market $234,990 Active 666 DOM
27. 2026-08-21
    days on market $234,990 Active 665 DOM
28. 2026-08-20
    days on market $234,990 Active 664 DOM
29. 2026-08-19
    days on market $234,990 Active 663 DOM
30. 2026-08-18
    days on market $234,990 Active 662 DOM
31. 2026-08-17
    days on market $234,990 Active 661 DOM
32. 2026-08-16
    days on market $234,990 Active 660 DOM
33. 2026-08-15
    days on market $234,990 Active 659 DOM
34. 2026-08-14
    days on market $234,990 Active 658 DOM
35. 2026-08-13
    days on market $234,990 Active 657 DOM
36. 2026-08-12
    days on market $234,990 Active 656 DOM
37. 2026-08-11
    days on market $234,990 Active 655 DOM
38. 2026-08-10
    days on market $234,990 Active 654 DOM
39. 2026-08-09
    days on market $234,990 Active 653 DOM
40. 2026-08-08
    days on market $234,990 Active 652 DOM
41. 2026-08-07
    days on market $234,990 Active 651 DOM
42. 2026-08-06
    days on market $234,990 Active 650 DOM
43. 2026-08-05
    days on market $234,990 Active 649 DOM
44. 2026-08-04
    days on market $234,990 Active 648 DOM
45. 2026-08-03
    days on market $234,990 Active 647 DOM
46. 2026-07-31
    days on market $234,990 Active 644 DOM
47. 2026-07-30
    days on market $234,990 Active 643 DOM
48. 2026-07-29
    days on market $234,990 Active 642 DOM
49. 2026-07-27
    days on market $234,990 Active 640 DOM
50. 2026-07-23
    days on market $234,990 Active 636 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,120
• − Mortgage interest: −$14,002
• − Property taxes: −$3,749
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$7,272
• Taxable loss: −$8,532
• Est. tax savings @ 24.0%: +$2,048
• After-tax cash flow: $-1,997/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

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 lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Ridge Elementary School D- LA #164/646 Nat'l #15,585/41,679 Middle Judice Middle School F LA #110/218 Nat'l #8,646/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

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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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• Metro: Lafayette, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

+2.2% since first listed

4 events — show timeline

• 2025-09-05 Price Changed $234,990 Zillow
• 2025-08-21 Price Changed $233,990 Zillow
• 2025-04-04 Price Changed $231,990 Zillow
• 2024-10-25 Listed $229,990 Zillow