Croydon IV G Plan · Lafayette, LA 70506

$224,990

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 744 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 +7.1/30.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• 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 — $244,352.

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 $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (24.7% below list).
• Recommended offer: $169k (24.7% 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); 723 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 35% 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 744 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 $169,321 (24.7% 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 744 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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $244,352
• List price: $224,990
• Delta: -7.92%
• 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
116 Brattle Ct	0.11mi	3/2.0	1,356 (0%)	1mo	$230,000	$170	94
205 Wakely Ct	0.12mi	3/2.0	1,356 (0%)	2mo	$227,617	$168	93
113 Wakely Ct	0.09mi	3/2.0	1,356 (0%)	6mo	$227,077	$167	91
122 Betrillo Ct	0.36mi	3/2.0	1,356 (0%)	2mo	$226,897	$167	82
205 Brattle Ct	0.11mi	3/2.0	1,463 (+8%)	5mo	$237,365	$162	78
173 Southfield Pkwy	0.49mi	3/1.5	1,348 (-1%)	2mo	$139,000	$103	72
185 Southfield Pkwy	0.47mi	3/1.5	1,350 (-0%)	6mo	$140,000	$104	71
128 Betrillo Ct	0.34mi	3/2.0	1,463 (+8%)	0mo	$238,130	$163	71
132 Southfield Pkwy	0.55mi	3/1.5	1,350 (-0%)	5mo	$137,000	$101	68
206 Southfield Pkwy	0.43mi	3/1.5	1,280 (-6%)	5mo	$126,000	$98	65
124 Betrillo Ct	0.37mi	3/2.0	1,538 (+13%)	0mo	$247,265	$161	60
208 Palms Dr	0.54mi	3/1.0	1,221 (-10%)	4mo	$143,000	$117	51

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: -25.6%
• Equity multiple: 0.12×
• Total profit: $-59,998
• Equity at exit: $36,434

10-year hold

• IRR: -18.9%
• Equity multiple: -0.06×
• Total profit: $-72,830
• Equity at exit: $21,127

Cash invested: $68,419 (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: 35 active · 31 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $247,990 ($155/sqft)
• Median days on market: 249 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +16.4% 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: 723
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,281
• Tax est. 1.5%: −$305 /mo · $3,665/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-351

Break-even live

Break-even rent $2,138

Max offer price $193,558

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-267	+0% $-351	+5% $-435	+10% $-520
Rent	-10% $-485	-5% $-418	+0% $-351	+5% $-284	+10% $-217
Rate	-1.0pp $-228	-0.5pp $-289	base $-351	+0.5pp $-414	+1.0pp $-479

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: $61,088
• Closing costs: $7,331
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	10d	1	0.13mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	154d	1	0.19mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	162d	1	0.24mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1044	$1,755	$1.68	0d	5	0.29mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,298	$1.59	0d	98	0.35mi
314 Edsall Ln Lafayette, LA	2.0	2.0	1150	$1,657	$1.44	10d	1	0.44mi
307 Edsall LN Lafayette, LA	3.0	2.0	1250	$1,657	$1.33	10d	1	0.45mi
307 Edsall Ln Unit 307 Lafayette, LA	3.0	2.0	1250	$1,657	$1.33	18d	1	0.45mi
187 Southfield Pkwy Unit 187 Lafayette, LA	2.0	1.5	1080	$1,250	$1.16	10d	1	0.45mi
302 Edsall Ln Lafayette, LA	3.0	2.0	1250	$1,657	$1.33	18d	1	0.47mi
302 Edsall Ln Lafayette, LA	3.0	2.0	1250	$1,657	$1.33	1d	1	0.47mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	162d	1	0.48mi
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	154d	1	0.54mi
214 Guidry Rd Lafayette, LA	3.0	1.5	1000	$1,400	$1.40	10d	1	0.57mi
109 Southfield Pkwy Lafayette, LA	2.0	1.5	1150	$1,100	$0.96	31d	1	0.57mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	184d	1	0.59mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	184d	1	0.68mi
304 Guidry Rd Lafayette, LA	3.0	1.5	1050	$1,450	$1.38	37d	1	0.68mi
306 Tall Meadows Ln Lafayette, LA	4.0	2.0	1865	$1,950	$1.05	51d	1	0.68mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	162d	1	0.70mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	0d	26	0.70mi
106 Beauchamp Ln Lafayette, LA	3.0	2.0	1811	$2,195	$1.21	48d	1	0.71mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	162d	1	0.74mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,895	$1.16	17d	1	0.74mi
109 Alpine Meadows Ln Lafayette, LA	4.0	2.0	1858	$2,145	$1.15	0d	1	0.76mi
109 Alpine Meadows Ln Lafayette, LA	4.0	2.0	1858	$2,185	$1.18	10d	1	0.76mi
109 Alpine Meadows Ln Lafayette, LA	4.0	2.0	1858	$2,185	$1.18	14d	1	0.76mi
204 Sparkling Meadows Ln Lafayette, LA	3.0	2.0	1463	$1,795	$1.23	51d	1	0.77mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	6d	2	0.81mi
409 Palmwood Dr Lafayette, LA	3.0	1.0	1100	$1,450	$1.32	2d	1	0.81mi
409 Palmwood Dr Lafayette, LA	3.0	1.0	1100	$1,500	$1.36	16d	1	0.81mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	162d	1	0.85mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	162d	1	0.87mi
917 W Broussard Rd Unit A Lafayette, LA	3.0	2.0	1475	$1,700	$1.15	40d	1	0.88mi
1200 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1019	$1,491	$1.46	0d	4	0.96mi
1100 Robley Dr Lafayette, LA	3.0	2.0	1348	$1,634	$1.21	1d	1	1.05mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	162d	1	1.07mi
106 Lightbourne Dr Lafayette, LA	3.0	2.0	1356	$2,000	$1.47	51d	1	1.10mi
111 Millie Park Lafayette, LA	3.0	2.5	1648	$1,700	$1.03	51d	1	1.10mi
1000 Robley Dr Lafayette, LA	1.0–2.0	1.0–2.0	804	$1,345	$1.67	1d	13	1.12mi

Listing history 50 events

1. 2026-11-08
   days on market $224,990 Active 744 DOM
2. 2026-11-07
   days on market $224,990 Active 743 DOM
3. 2026-11-06
   days on market $224,990 Active 742 DOM
4. 2026-11-05
   days on market $224,990 Active 741 DOM
5. 2026-11-04
   days on market $224,990 Active 740 DOM
6. 2026-11-02
   days on market $224,990 Active 738 DOM
7. 2026-11-01
   days on market $224,990 Active 737 DOM
8. 2026-10-31
   days on market $224,990 Active 736 DOM
9. 2026-10-30
   days on market $224,990 Active 735 DOM
10. 2026-10-29
    days on market $224,990 Active 734 DOM
11. 2026-10-28
    days on market $224,990 Active 733 DOM
12. 2026-10-27
    days on market $224,990 Active 732 DOM
13. 2026-10-26
    days on market $224,990 Active 731 DOM
14. 2026-10-25
    days on market $224,990 Active 730 DOM
15. 2026-10-24
    days on market $224,990 Active 729 DOM
16. 2026-10-23
    days on market $224,990 Active 728 DOM
17. 2026-10-22
    days on market $224,990 Active 727 DOM
18. 2026-10-21
    days on market $224,990 Active 726 DOM
19. 2026-10-20
    days on market $224,990 Active 725 DOM
20. 2026-10-19
    days on market $224,990 Active 724 DOM
21. 2026-10-18
    days on market $224,990 Active 723 DOM
22. 2026-10-17
    days on market $224,990 Active 722 DOM
23. 2026-10-16
    days on market $224,990 Active 721 DOM
24. 2026-10-15
    days on market $224,990 Active 720 DOM
25. 2026-10-14
    days on market $224,990 Active 719 DOM
26. 2026-10-13
    days on market $224,990 Active 718 DOM
27. 2026-10-12
    days on market $224,990 Active 717 DOM
28. 2026-10-11
    days on market $224,990 Active 716 DOM
29. 2026-10-10
    days on market $224,990 Active 715 DOM
30. 2026-10-09
    days on market $224,990 Active 714 DOM
31. 2026-10-08
    days on market $224,990 Active 713 DOM
32. 2026-10-07
    days on market $224,990 Active 712 DOM
33. 2026-10-06
    days on market $224,990 Active 711 DOM
34. 2026-10-05
    days on market $224,990 Active 710 DOM
35. 2026-10-04
    days on market $224,990 Active 709 DOM
36. 2026-10-03
    days on market $224,990 Active 708 DOM
37. 2026-10-03
    days on market $224,990 Active 707 DOM
38. 2026-10-01
    days on market $224,990 Active 706 DOM
39. 2026-09-30
    days on market $224,990 Active 705 DOM
40. 2026-09-29
    days on market $224,990 Active 704 DOM
41. 2026-09-28
    days on market $224,990 Active 703 DOM
42. 2026-09-27
    days on market $224,990 Active 702 DOM
43. 2026-09-26
    days on market $224,990 Active 701 DOM
44. 2026-09-25
    days on market $224,990 Active 700 DOM
45. 2026-09-24
    days on market $224,990 Active 699 DOM
46. 2026-09-24
    days on market $224,990 Active 698 DOM
47. 2026-09-22
    days on market $224,990 Active 697 DOM
48. 2026-09-21
    days on market $224,990 Active 696 DOM
49. 2026-09-20
    days on market $224,990 Active 695 DOM
50. 2026-09-19
    days on market $224,990 Active 694 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: $20,319
• − Mortgage interest: −$13,688
• − Property taxes: −$3,665
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$7,108
• Taxable loss: −$8,615
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-2,145/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%
• 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