Croydon IV G Plan · Lafayette, LA 70506

$224,990

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 652 Days on market

Excellent condition

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the Croydon IV G by DSLD Homes, an expertly designed, energy-efficient home that combines everyday functionality with timeless curb appeal. With 1,356 square feet of living space and a total area of 1,866 square feet, this floor plan offers efficient use of space without compromising comfort or style. The open floor plan creates a natural flow between the kitchen, dining, and living areas, making it ideal for both entertaining and daily living. With three bedrooms and two full bathrooms, this layout fits a variety of lifestyles, from young professionals to growing families. Relax in your spacious primary suite, featuring a garden tub, walk-in master closet, and a thoughtfully designed bathroom with a double vanity option. The kitchen shines with recessed canned lighting, offering a bright, clean, and modern feel. The exterior showcases a classic brick and siding finish, blending durability with low-maintenance style. A two-car garage adds extra convenience, while energy-saving construction helps keep utility bills low and comfort high throughout the seasons. If you're searching for a new home that brings together smart layout, style, and sustainability, the Croydon IV G is a perfect fit.

Key facts

• Open floor plan
• Garden master tub
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• BRICK & SIDING EXTERIOR
• GARDEN MASTER TUB

🏗️ New construction. The $224,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,904.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (19.0% below list).
• Recommended offer: $182k (19.0% 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); 520 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 38% 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 652 days — a 12% lower offer ($198k) 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 $182,227 (19.0% 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 652 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $248,904
• List price: $224,990
• Delta: -9.61%
• 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
113 Wakely Ct	0.09mi	3/2.0	1,356 (0%)	3mo	$227,077	$167	94
138 Brattle Ct	0.11mi	3/2.0	1,356 (0%)	8mo	$227,710	$168	88
205 Brattle Ct	0.11mi	3/2.0	1,463 (+8%)	2mo	$237,365	$162	80
201 Wakely Ct	0.15mi	3/2.0	1,463 (+8%)	4mo	$237,940	$163	76
185 Southfield Pkwy	0.47mi	3/1.5	1,350 (-0%)	2mo	$140,000	$104	73
132 Southfield Pkwy	0.55mi	3/1.5	1,350 (-0%)	2mo	$137,000	$101	70
206 Southfield Pkwy	0.43mi	3/1.5	1,280 (-6%)	2mo	$126,000	$98	67
150 Brattle Ct	0.11mi	3/2.0	1,538 (+13%)	6mo	$245,535	$160	67
137 Brattle Ct	0.11mi	3/2.0	1,538 (+13%)	7mo	$253,136	$165	66
113 Hummingbird Ln	0.59mi	3/2.0	1,405 (+4%)	6mo	$155,000	$110	62
208 Palms Dr	0.54mi	3/1.0	1,221 (-10%)	1mo	$143,000	$117	54
129 Hummingbird Ln	0.54mi	2/2.0 (-1)	1,173 (-14%)	4mo	$150,000	$128	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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-56,096
• Equity at exit: $37,112

10-year hold

• IRR: -15.2%
• Equity multiple: 0.10×
• Total profit: $-63,026
• Equity at exit: $21,521

Cash invested: $69,693 (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: 37 active · 17 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $243,990 ($155/sqft)
• Median days on market: 107 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +18.5% 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: 520
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,305
• Tax est. 1.5%: −$311 /mo · $3,734/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-281

Break-even live

Break-even rent $2,177

Max offer price $208,311

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-195	+0% $-281	+5% $-367	+10% $-453
Rent	-10% $-424	-5% $-353	+0% $-281	+5% $-209	+10% $-137
Rate	-1.0pp $-155	-0.5pp $-217	base $-281	+0.5pp $-345	+1.0pp $-411

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: $62,226
• Closing costs: $7,467
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	62d	1	0.19mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	70d	1	0.24mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	62d	25	0.29mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	62d	20	0.31mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	62d	126	0.35mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	70d	1	0.48mi
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	62d	1	0.54mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	62d	34	0.56mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	93d	1	0.59mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	93d	1	0.68mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	70d	1	0.70mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	70d	1	0.74mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	70d	1	0.81mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	70d	1	0.85mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	70d	1	0.87mi
1200 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	965	$1,674	$1.73	62d	18	1.02mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,802	$1.70	62d	17	1.05mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	70d	1	1.07mi
1000 Robley Dr Lafayette, LA	1.0–2.0	1.0–2.0	804	$1,320	$1.64	62d	42	1.12mi
709 Rosedown Ln Lafayette, LA	3.0	2.0	1800	$1,700	$0.94	93d	1	1.22mi
330 Dunvegan Ct Lafayette, LA	3.0	2.5	1848	$2,400	$1.30	93d	1	1.38mi

Listing history 50 events

1. 2026-08-08
   days on market $224,990 Active 652 DOM
2. 2026-08-07
   days on market $224,990 Active 651 DOM
3. 2026-08-06
   days on market $224,990 Active 650 DOM
4. 2026-08-05
   days on market $224,990 Active 649 DOM
5. 2026-08-04
   days on market $224,990 Active 648 DOM
6. 2026-08-03
   days on market $224,990 Active 647 DOM
7. 2026-07-31
   days on market $224,990 Active 644 DOM
8. 2026-07-30
   days on market $224,990 Active 643 DOM
9. 2026-07-29
   days on market $224,990 Active 642 DOM
10. 2026-07-27
    days on market $224,990 Active 640 DOM
11. 2026-07-23
    days on market $224,990 Active 636 DOM
12. 2026-07-22
    days on market $224,990 Active 635 DOM
13. 2026-07-21
    days on market $224,990 Active 634 DOM
14. 2026-07-18
    days on market $224,990 Active 631 DOM
15. 2026-07-16
    days on market $224,990 Active 629 DOM
16. 2026-07-16
    days on market $224,990 Active 628 DOM
17. 2026-07-14
    days on market $224,990 Active 627 DOM
18. 2026-07-13
    days on market $224,990 Active 626 DOM
19. 2026-07-12
    days on market $224,990 Active 625 DOM
20. 2026-07-11
    days on market $224,990 Active 624 DOM
21. 2026-07-10
    days on market $224,990 Active 623 DOM
22. 2026-07-09
    days on market $224,990 Active 622 DOM
23. 2026-07-08
    days on market $224,990 Active 621 DOM
24. 2026-07-07
    days on market $224,990 Active 620 DOM
25. 2026-07-06
    days on market $224,990 Active 619 DOM
26. 2026-07-05
    days on market $224,990 Active 618 DOM
27. 2026-07-04
    days on market $224,990 Active 617 DOM
28. 2026-07-03
    days on market $224,990 Active 616 DOM
29. 2026-07-02
    days on market $224,990 Active 615 DOM
30. 2026-07-01
    days on market $224,990 Active 614 DOM
31. 2026-06-30
    days on market $224,990 Active 613 DOM
32. 2026-06-29
    days on market $224,990 Active 612 DOM
33. 2026-06-28
    days on market $224,990 Active 611 DOM
34. 2026-06-28
    days on market $224,990 Active 610 DOM
35. 2026-06-27
    days on market $224,990 Active 609 DOM
36. 2026-06-25
    days on market $224,990 Active 607 DOM
37. 2026-06-23
    days on market $224,990 Active 605 DOM
38. 2026-06-21
    days on market $224,990 Active 604 DOM
39. 2026-06-18
    days on market $224,990 Active 601 DOM
40. 2026-06-17
    days on market $224,990 Active 600 DOM
41. 2026-06-16
    days on market $224,990 Active 599 DOM
42. 2026-06-15
    days on market $224,990 Active 598 DOM
43. 2026-06-14
    days on market $224,990 Active 596 DOM
44. 2026-06-13
    days on market $224,990 Active 595 DOM
45. 2026-06-10
    days on market $224,990 Active 593 DOM
46. 2026-06-09
    days on market $224,990 Active 592 DOM
47. 2026-06-08
    days on market $224,990 Active 591 DOM
48. 2026-06-07
    days on market $224,990 Active 590 DOM
49. 2026-06-05
    days on market $224,990 Active 587 DOM
50. 2026-06-03
    days on market $224,990 Active 586 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: $21,867
• − Mortgage interest: −$13,943
• − Property taxes: −$3,734
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$7,241
• Taxable loss: −$7,793
• Est. tax savings @ 24.0%: +$1,870
• After-tax cash flow: $-1,496/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 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would be ideal for both resale and rental.

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

+2.3% since first listed

4 events — show timeline

• 2025-09-05 Price Changed $224,990 Zillow
• 2025-08-21 Price Changed $223,990 Zillow
• 2025-04-04 Price Changed $221,990 Zillow
• 2024-10-25 Listed $219,990 Zillow