212 Madison St · Lafayette, LA 70501

$114,500

2 bd · 1.0 ba · 981 sqft · SingleFamily public records · 153 Days on market

Built 1975 0.25 ac lot $117/sqft · at area comps Est $132k · 14% under ↓ 8% since listing

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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 +13.6/15.0
• Cash flow +12.7/30.0
• Rent growth +4.3/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

Key facts

• 0.25 acre lot
• 2 parking spots
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-12 ($-146/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (13.9% below list).
• Recommended offer: $99k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 35% 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 $792 of loan paydown is wiped out by about $3k 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 153 days — a 12% lower offer ($101k) 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 $98,624 (13.9% 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 153 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $132,451
• List price: $114,500
• Delta: -13.55%
• 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
202 Hobson St	0.24mi	2/1.0	1,000 (+2%)	7mo	$110,000	$110	79
310 Sampson St	0.35mi	2/1.0	925 (-6%)	0mo	$17,000	$18	74
219 Bellot St	0.45mi	3/1.0 (+1)	1,007 (+3%)	10mo	$70,000	$70	62
129 Lena St	0.74mi	2/1.0	1,000 (+2%)	2mo	$35,000	$35	61
810 N St Antoine St	0.58mi	3/2.0 (+1)	967 (-1%)	3mo	$161,600	$167	59
210 Hobson St	0.26mi	3/1.0 (+1)	1,100 (+12%)	9mo	$20,000	$18	55
411 N Saint Antoine St	0.46mi	2/1.0	848 (-14%)	13mo	$55,000	$65	45
148 E Gilman Rd	0.65mi	3/1.5 (+1)	1,050 (+7%)	7mo	$135,000	$129	45
211 Versailles Blvd #5	0.65mi	2/1.0	856 (-13%)	7mo	$105,000	$123	43
516 Cedar Crest Ct	0.53mi	3/2.0 (+1)	1,125 (+15%)	4mo	$165,000	$147	38
503 Joan St	0.73mi	3/2.0 (+1)	1,081 (+10%)	3mo	$129,900	$120	38
501 Joan St	0.74mi	3/2.0 (+1)	1,081 (+10%)	4mo	$125,000	$116	36

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-14,808
• Equity at exit: $17,072

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $6,397
• Equity at exit: $9,900

Cash invested: $32,060 (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: 9.7×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-12

Break-even live

Break-even rent $1,002

Max offer price $112,741

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $27	+0% $-12	+5% $-52	+10% $-91
Rent	-10% $-90	-5% $-51	+0% $-12	+5% $27	+10% $66
Rate	-1.0pp $46	-0.5pp $17	base $-12	+0.5pp $-42	+1.0pp $-72

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	22d	1	0.25mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	22d	1	0.32mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	22d	1	0.33mi
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	14d	1	0.34mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	0.67mi
1901 W University Ave Lafayette, LA	2.0	1.0	600	$800	$1.33	14d	1	0.71mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	14d	7	0.72mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	0.72mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	22d	1	0.72mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	14d	1	0.84mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	14d	1	0.84mi
617 E Vermilion St Unit C Lafayette, LA	2.0	1.0	625	$1,199	$1.92	14d	1	0.88mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	14d	1	0.93mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	44d	1	0.96mi
317 W University Ave Apt 4 Lafayette, LA	1.0	1.0	1000	$1,100	$1.10	44d	1	0.98mi
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	44d	1	0.98mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	0.99mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	44d	1	1.06mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	14d	1	1.07mi
327 General Mouton Ave Lafayette, LA	1.0	1.0	580	$800	$1.38	44d	1	1.10mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	44d	1	1.13mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	14d	1	1.13mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	44d	1	1.15mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	22d	1	1.15mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	44d	1	1.24mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	44d	1	1.25mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	14d	1	1.29mi
801 General Mouton Ave Unit 3 Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	1.40mi
600 E University Ave #7 Lafayette, LA	1.0	1.0	600	$995	$1.66	44d	1	1.41mi
125 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	22d	1	1.41mi
127 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	22d	1	1.41mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	1.44mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	1.44mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	22d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $114,500 Active 153 DOM
2. 2026-06-17
   days on market $114,500 Active 152 DOM
3. 2026-06-16
   days on market $114,500 Active 151 DOM
4. 2026-06-15
   days on market $114,500 Active 150 DOM
5. 2026-06-14
   days on market $114,500 Active 148 DOM
6. 2026-06-13
   days on market $114,500 Active 147 DOM
7. 2026-06-10
   pricedays on market $114,500 Active 145 DOM
8. 2026-06-09
   days on market $117,500 Active 144 DOM
9. 2026-06-08
   days on market $117,500 Active 143 DOM
10. 2026-06-07
    days on market $117,500 Active 142 DOM
11. 2026-06-05
    days on market $117,500 Active 139 DOM
12. 2026-06-03
    days on market $117,500 Active 138 DOM
13. 2026-06-02
    days on market $117,500 Active 137 DOM
14. 2026-06-01
    days on market $117,500 Active 136 DOM
15. 2026-05-31
    days on market $117,500 Active 135 DOM
16. 2026-05-30
    days on market $117,500 Active 134 DOM
17. 2026-05-10
    price $118,500 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

18. 2026-04-27
    price $119,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

19. 2026-04-20
    price $119,500 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

20. 2026-04-13
    price $120,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

21. 2026-04-08
    price $122,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

22. 2026-03-26
    price $123,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

23. 2026-03-09
    price $125,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

24. 2026-02-23
    price $126,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

25. 2026-02-09
    price $128,000 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

26. 2026-01-16
    listed $129,000 Active 166-char remark

    Show marketing remark (166 chars)

    Complete remodel... Perfect starter home ready for its new home owner to make this house a home or any investor wanting to their portfolio to make a great investment.

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $11,835
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,331
• Taxable loss: −$2,093
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $357/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

-8.1% since first listed

10 events — show timeline

• 2026-05-10 Price Changed $118,500 AcadianaMLS
• 2026-04-27 Price Changed $119,000 AcadianaMLS
• 2026-04-20 Price Changed $119,500 AcadianaMLS
• 2026-04-13 Price Changed $120,000 AcadianaMLS
• 2026-04-08 Price Changed $122,000 AcadianaMLS
• 2026-03-26 Price Changed $123,000 AcadianaMLS
• 2026-03-09 Price Changed $125,000 AcadianaMLS
• 2026-02-23 Price Changed $126,000 AcadianaMLS
• 2026-02-09 Price Changed $128,000 AcadianaMLS
• 2026-01-16 Listed $129,000 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2025): $189 · -1.1% YoY. Source: county tax records.