414 Oaklawn Ave · Lafayette, LA 70506

$189,900

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 69 Days on market

Built 1960 8,276 sqft lot $161/sqft · 8% below area Est $205k · 7% under

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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 +11.2/30.0
• ARV discount +10.8/15.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located off University Ave in the heart of Lafayette's historic and coveted Saint's Street at Souvenir Heights Subd. This 3 bedroom, 1 bath homes is ready for immediate occupancy. Thoughtfully updated it blends the timeless charm of stained glass windows, u-shaped kitchens and cozy dens, with granite countertops, stackable washer/dryer, and nearly new vinyl windows, and french doors with modern comfort, convenience and style; The kitchen is equipped with stainless steel appliances. The bathroom has nearly new light fixtures, countertop and shower stall. All bedrooms provide plenty of natural light and ample closet space. Step outside onto a 16' x 16' wood deck, just the right size for outdoor dining and entertainments. The 12'x10' storage/workshop has electricity and a workbench. Home is less than one block from Myrtle Place Elementary and just minutes from ''Parc Sans Souci'' and ''Downtown Alive'' with it's restaurants, shops and museums.

Key facts

• U shaped kitchens
• French doors
• Granite countertops

Tags

• STAINED GLASS WINDOWS
• U SHAPED KITCHENS
• GRANITE COUNTERTOPS
• STACKABLE WASHER DRYER
• NEARLY NEW VINYL WINDOWS
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-72 ($-868/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (25.3% below list).
• Recommended offer: $142k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.1%/yr); 404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 69 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 $145k; 31% 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 $141,931 (25.3% 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 69 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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: 0.75% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $205,150
• List price: $189,900
• Delta: -7.43%
• 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
714 Southdown Pl	0.18mi	3/1.0	1,200 (+2%)	3mo	$166,000	$138	86
617 Evangeline Dr	0.20mi	2/1.0 (-1)	1,220 (+4%)	3mo	$165,000	$135	77
516 Cedar Crest Ct	0.19mi	3/2.0	1,125 (-4%)	4mo	$165,000	$147	76
418 Evangeline Dr	0.12mi	2/2.0 (-1)	1,254 (+6%)	6mo	$207,000	$165	70
103 Oleander St	0.43mi	2/1.0 (-1)	1,272 (+8%)	3mo	$237,000	$186	59
430 S Pierce St	0.68mi	2/1.0 (-1)	1,214 (+3%)	4mo	$210,000	$173	55
123 Perth Pl	0.65mi	2/2.0 (-1)	1,135 (-4%)	2mo	$234,900	$207	53
311 Saint Patrick St	0.71mi	2/1.0 (-1)	1,250 (+6%)	3mo	$239,000	$191	49
503 Joan St	0.72mi	3/2.0	1,081 (-8%)	3mo	$129,900	$120	47
621 Saint Thomas St	0.52mi	3/2.0	1,351 (+15%)	3mo	$115,000	$85	45
501 Joan St	0.74mi	3/2.0	1,081 (-8%)	4mo	$125,000	$116	45
614 W Saint Louis St	0.55mi	2/1.0 (-1)	1,014 (-14%)	2mo	$133,000	$131	44

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-33,813
• Equity at exit: $28,315

10-year hold

• IRR: -8.3%
• Equity multiple: 0.46×
• Total profit: $-28,796
• Equity at exit: $16,419

Cash invested: $53,172 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 404
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$996
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-72

Break-even live

Break-even rent $1,511

Max offer price $177,122

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	44d	1	0.17mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	13d	1	0.23mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	44d	1	0.24mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	0.25mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	44d	1	0.35mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	44d	1	0.36mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	0.48mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	44d	1	0.56mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	13d	1	0.63mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	13d	1	0.63mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	13d	1	0.64mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	21d	1	0.64mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	21d	1	0.67mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	0.67mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	0.75mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.81mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	44d	1	0.81mi
1140 Madeline Ave Lafayette, LA	4.0	1.0	1225	$850	$0.69	44d	1	0.98mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	21d	1	1.01mi
220 Saint Peter St Lafayette, LA	3.0	1.0	1036	$1,500	$1.45	44d	1	1.02mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	13d	1	1.04mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	1.05mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	13d	1	1.05mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	44d	1	1.10mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	1.10mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	1.11mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	44d	1	1.13mi
104 Whittington Dr Unit C Lafayette, LA	2.0	2.5	1265	$1,695	$1.34	44d	1	1.15mi
104 Whittington Dr Unit N Lafayette, LA	2.0	1.5	1265	$1,550	$1.23	44d	1	1.16mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	1.16mi
135 Oakcrest Dr Lafayette, LA	2.0	1.0	950	$1,450	$1.53	13d	1	1.24mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	1.29mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,100	$1.12	44d	1	1.29mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,050	$1.07	13d	1	1.29mi
208 Thelma Dr Lafayette, LA	2.0	1.0	1200	$1,200	$1.00	13d	1	1.30mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	1.40mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	44d	1	1.44mi
801 General Mouton Ave Unit 3 Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	1.44mi
312 Bertrand Dr #100 Lafayette, LA	2.0	2.0	1260	$1,400	$1.11	13d	1	1.45mi
107 S College Rd Unit B Lafayette, LA	2.0	1.0	925	$1,000	$1.08	44d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $189,900 Active 69 DOM
2. 2026-06-17
   days on market $189,900 Active 68 DOM
3. 2026-06-16
   days on market $189,900 Active 67 DOM
4. 2026-06-15
   days on market $189,900 Active 66 DOM
5. 2026-06-14
   days on market $189,900 Active 64 DOM
6. 2026-06-13
   days on market $189,900 Active 63 DOM
7. 2026-06-10
   days on market $189,900 Active 61 DOM
8. 2026-06-09
   days on market $189,900 Active 60 DOM
9. 2026-06-08
   days on market $189,900 Active 59 DOM
10. 2026-06-07
    days on market $189,900 Active 58 DOM
11. 2026-06-05
    days on market $189,900 Active 55 DOM
12. 2026-06-03
    days on market $189,900 Active 54 DOM
13. 2026-06-02
    days on market $189,900 Active 53 DOM
14. 2026-06-01
    days on market $189,900 Active 52 DOM
15. 2026-05-31
    days on market $189,900 Active 51 DOM
16. 2026-05-30
    days on market $189,900 Active 50 DOM
17. 2026-04-10
    listed $195,000 Active 954-char remark

    Show marketing remark (954 chars)

    Located off University Ave in the heart of Lafayette's historic and coveted Saint's Street at Souvenir Heights Subd. This 3 bedroom, 1 bath homes is ready for immediate occupancy. Thoughtfully updated it blends the timeless charm of stained glass windows, u-shaped kitchens and cozy dens, with granite countertops, stackable washer/dryer, and nearly new vinyl windows, and french doors with modern comfort, convenience and style; The kitchen is equipped with stainless steel appliances. The bathroom has nearly new light fixtures, countertop and shower stall. All bedrooms provide plenty of natural light and ample closet space. Step outside onto a 16' x 16' wood deck, just the right size for outdoor dining and entertainments. The 12'x10' storage/workshop has electricity and a workbench. Home is less than one block from Myrtle Place Elementary and just minutes from ''Parc Sans Souci'' and ''Downtown Alive'' with it's restaurants, shops and museums.

18. 2024-11-04
    soldstatus $145,000
19. 2015-07-08
    soldstatus $142,000 546-char remark

    Show marketing remark (546 chars)

    Charming 3 bedroom home just off University! Minutes to UL, shopping and dining. Beautiful updates including fresh paint throughout, ceramic tile flooring and a BRAND NEW Kitchen with new cabinetry, granite countertops,and stainless steel appliances. Refigerator, washer and dryer to remain with the property. A/C system is less than 2 years old. Good sized backyard features a deck perfect for crawfish boils and entertaining, plus a storage building that would serve as a great workshop or man cave. Call today to schedule your private showing.

20. 2015-07-08
    soldstatus $142,000

    Show marketing remark (546 chars)

    Charming 3 bedroom home just off University! Minutes to UL, shopping and dining. Beautiful updates including fresh paint throughout, ceramic tile flooring and a BRAND NEW Kitchen with new cabinetry, granite countertops,and stainless steel appliances. Refigerator, washer and dryer to remain with the property. A/C system is less than 2 years old. Good sized backyard features a deck perfect for crawfish boils and entertaining, plus a storage building that would serve as a great workshop or man cave. Call today to schedule your private showing.

21. 2015-06-22
    listed $145,000 546-char remark

    Show marketing remark (546 chars)

    Charming 3 bedroom home just off University! Minutes to UL, shopping and dining. Beautiful updates including fresh paint throughout, ceramic tile flooring and a BRAND NEW Kitchen with new cabinetry, granite countertops,and stainless steel appliances. Refigerator, washer and dryer to remain with the property. A/C system is less than 2 years old. Good sized backyard features a deck perfect for crawfish boils and entertaining, plus a storage building that would serve as a great workshop or man cave. Call today to schedule your private showing.

22. 2013-06-04
    soldstatus $94,000
23. 2013-03-08
    listed $94,000
24. 2013-02-20
    soldstatus $140,940
25. 2007-12-28
    soldstatus $118,000
26. 2007-12-03
    listed $120,000
27. 1994-08-31
    soldstatus $60,000
28. 1994-06-28
    listed $64,900

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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 ≥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: $17,032
• − Mortgage interest: −$10,637
• − Property taxes: −$1,423
• − Insurance: −$950
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$5,524
• Taxable loss: −$4,228
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $147/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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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: 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%

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

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

+200.5% since first listed

12 events — show timeline

• 2026-04-10 Listed $195,000 AcadianaMLS
• 2024-11-04 Sold (Public Records) $145,000 Public Records
• 2015-07-08 Sold (Public Records) $142,000 Public Records
• 2015-07-08 Sold (MLS) $142,000 AcadianaMLS
• 2015-06-22 Listed $145,000 AcadianaMLS
• 2013-06-04 Sold (MLS) $94,000 AcadianaMLS
• 2013-03-08 Listed $94,000 AcadianaMLS
• 2013-02-20 Sold (Public Records) $140,940 Public Records
• 2007-12-28 Sold (MLS) $118,000 AcadianaMLS
• 2007-12-03 Listed $120,000 AcadianaMLS
• 1994-08-31 Sold (MLS) $60,000 AcadianaMLS
• 1994-06-28 Listed $64,900 AcadianaMLS

Property tax history

+4.4%/yr

Latest (2025): $1,423 · -1.1% YoY. Source: county tax records.