127 Grenadine Dr · Lafayette, LA 70506

$258,900

3 bd · 2.0 ba · 1,547 sqft · Land · 92 Days on market

3,920 sqft lot $167/sqft · at area comps Est $264k · at est. $55/mo HOA · 3% of rent

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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 +8.4/15.0
• Cash flow +7.9/30.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Receive up to $7,465 in incentives on this MOVE IN READY new construction home! Welcome home to Madison Landing, a highly sought one-street community offering charm, convenience, and thoughtfully designed homes. This new construction home features the Hawthorne Cottage II floorplan with 3 bedrooms, 2 bathrooms, and 1,547 sq. ft. of comfortable living space. The home's exterior includes landscaping and up to 10 pallets of sod, giving you a great start to your outdoor space and curb appeal. Inside, the layout is designed for both everyday living and easy entertaining. The kitchen offers both style and functionality with slab countertops throughout the home, custom cabinetry featuring soft-close doors and included hardware, a 30' gas freestanding range with microwave/oven hood vent combo, and a garbage disposal for added convenience. The primary suite provides a relaxing retreat with a bathroom featuring a garden tub with tile surround along with a fiberglass shower pan with tiled walls and a recessed niche. The secondary bathroom includes a fiberglass tub/shower combination, perfect for family or guests. Practical features throughout the home include rear-entry built-in cubbies for convenient storage and organization, as well as exterior motion lights for added security and peace of mind. Don't miss your chance to own a beautifully crafted home in the desirable Madison Landing community, offering quality finishes and a welcoming neighborhood setting.

Key facts

• Custom cabinetry
• Landscaping and sod
• Slab countertops

Tags

• NEW CONSTRUCTION HOME
• HAWTHORNE COTTAGE II FLOORPLAN
• LANDSCAPING AND SOD
• SLAB COUNTERTOPS
• CUSTOM CABINETRY
• 30 GAS FREESTANDING RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $259k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.3% below list).
• Recommended offer: $199k (23.3% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 42% 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 $8k 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 92 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $198,688 (23.3% 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 92 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $264,113
• List price: $258,900
• Delta: -1.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.21×
• Total profit: $-57,112
• Equity at exit: $38,603

10-year hold

• IRR: -14.3%
• Equity multiple: 0.14×
• Total profit: $-62,487
• Equity at exit: $22,385

Cash invested: $72,492 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,884/yr
• Insurance: −$108
• HOA: −$55
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-275

Break-even live

Break-even rent $2,334

Max offer price $219,170

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	21d	1	0.29mi
225 Shadowbrush Bnd Lafayette, LA	3.0	2.0	1585	$1,700	$1.07	44d	1	0.63mi
600 Glade Blvd Lafayette, LA	3.0	2.0	1617	$1,695	$1.05	13d	1	0.63mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	21d	1	0.95mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	21d	1	0.97mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	44d	1	0.97mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	21d	1	0.98mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	13d	126	0.99mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	21d	1	1.01mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	13d	25	1.01mi
330 Dunvegan Ct Lafayette, LA	3.0	2.5	1848	$2,400	$1.30	44d	1	1.05mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	13d	20	1.20mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	13d	1	1.22mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	21d	1	1.32mi
709 Rosedown Ln Lafayette, LA	3.0	2.0	1800	$1,700	$0.94	44d	1	1.45mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: trashgaslandscapingsecurity

Listing history 18 events

1. 2026-06-18
   days on market $258,900 Active 92 DOM
2. 2026-06-17
   days on market $258,900 Active 91 DOM
3. 2026-06-16
   days on market $258,900 Active 90 DOM
4. 2026-06-15
   days on market $258,900 Active 89 DOM
5. 2026-06-14
   days on market $258,900 Active 87 DOM
6. 2026-06-13
   days on market $258,900 Active 86 DOM
7. 2026-06-10
   days on market $258,900 Active 84 DOM
8. 2026-06-09
   days on market $258,900 Active 83 DOM
9. 2026-06-08
   days on market $258,900 Active 82 DOM
10. 2026-06-07
    days on market $258,900 Active 81 DOM
11. 2026-06-05
    days on market $258,900 Active 78 DOM
12. 2026-06-03
    days on market $258,900 Active 77 DOM
13. 2026-06-02
    days on market $258,900 Active 76 DOM
14. 2026-06-01
    days on market $258,900 Active 75 DOM
15. 2026-05-31
    days on market $258,900 Active 74 DOM
16. 2026-05-30
    days on market $258,900 Active 73 DOM
17. 2026-03-18
    listed $258,900 Active 1473-char remark

    Show marketing remark (1473 chars)

    *Receive up to $7,465 in incentives on this MOVE IN READY new construction home! Welcome home to Madison Landing, a highly sought one-street community offering charm, convenience, and thoughtfully designed homes. This new construction home features the Hawthorne Cottage II floorplan with 3 bedrooms, 2 bathrooms, and 1,547 sq. ft. of comfortable living space. The home's exterior includes landscaping and up to 10 pallets of sod, giving you a great start to your outdoor space and curb appeal. Inside, the layout is designed for both everyday living and easy entertaining. The kitchen offers both style and functionality with slab countertops throughout the home, custom cabinetry featuring soft-close doors and included hardware, a 30' gas freestanding range with microwave/oven hood vent combo, and a garbage disposal for added convenience. The primary suite provides a relaxing retreat with a bathroom featuring a garden tub with tile surround along with a fiberglass shower pan with tiled walls and a recessed niche. The secondary bathroom includes a fiberglass tub/shower combination, perfect for family or guests. Practical features throughout the home include rear-entry built-in cubbies for convenient storage and organization, as well as exterior motion lights for added security and peace of mind. Don't miss your chance to own a beautifully crafted home in the desirable Madison Landing community, offering quality finishes and a welcoming neighborhood setting.

18. 2026-03-06
    listed $258,900 Active 1397-char remark

    Show marketing remark (1397 chars)

    Welcome home to Madison Landing, a highly sought one-street community offering charm, convenience, and thoughtfully designed homes. This new construction home features the Hawthorne Cottage II floorplan with 3 bedrooms, 2 bathrooms, and 1,547 sq. ft. of comfortable living space. The home's exterior includes landscaping and up to 10 pallets of sod, giving you a great start to your outdoor space and curb appeal. Inside, the layout is designed for both everyday living and easy entertaining. The kitchen offers both style and functionality with slab countertops throughout the home, custom cabinetry featuring soft-close doors and included hardware, a 30" gas freestanding range with microwave/oven hood vent combo, and a garbage disposal for added convenience. The primary suite provides a relaxing retreat with a bathroom featuring a garden tub with tile surround along with a fiberglass shower pan with tiled walls and a recessed niche. The secondary bathroom includes a fiberglass tub/shower combination, perfect for family or guests. Practical features throughout the home include rear-entry built-in cubbies for convenient storage and organization, as well as exterior motion lights for added security and peace of mind. Don't miss your chance to own a beautifully crafted home in the desirable Madison Landing community, offering quality finishes and a welcoming neighborhood setting.

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,843
• − Mortgage interest: −$14,502
• − Property taxes: −$3,884
• − Insurance: −$1,294
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$660
• − Depreciation: −$7,532
• Taxable loss: −$7,844
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-1,412/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-18 Listed $258,900 AcadianaMLS
• 2026-03-06 Listed $258,900 Zillow

Property tax history

+3.2%/yr

Latest (2025): $168 · -1.3% YoY. Source: county tax records.