104 Sunflower Dr · Lafayette, LA 70508

$210,000

3 bd · 2.0 ba · 1,449 sqft · SingleFamily public records · 6 Days on market

Built 2006 0.28 ac lot Est $201k · at est.

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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 +14.0/30.0
• ARV discount +5.6/15.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FABULOUS HOME ON A LARGE LOT, BACKYARD HAS A WOOD PRIVACY FENCE. HOME HAS NEVER HAD PETS OR SMOKERS. FEATURES INCLUDE WOOD FLOORING AND 10' CEILINGS IN FOYER, LIVING AREA. KITCHEN HAS A CATHERDERAL CEILING, ISLAND, AND CERAMIC FLOORS. LARGE WHIRLPOOL TUB IN MASTER BATH. QUALIFIES FOR BOND MONEY. ITEMS NOT TO REMAIN: WATER SOFTENER, SURROUND SOUND SYSTEM AND SPEAKERS, WINDOW TREATMENTS. SELLER WILL PAY $2000 IN BUYERS CLOSING COSTS WITH AN ACCEPTABLE OFFER.

Key facts

• Walk-in closet
• Spacious kitchen
• Open living area

Tags

• FRENCH-STYLE HOME
• OPEN LIVING AREA
• SPACIOUS KITCHEN
• WALK-IN CLOSET
• WHIRLPOOL TUB
• PRIVACY-FENCED BACKYARD

Property features AI

Exterior

• Parking: Garage; Open parking
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Zoned residential (RES)
• Construction: Brick veneer, brick, stucco, and frame construction; Composition roof
• Exterior features: Privacy wood fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Electric stove
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Varied ceiling heights; Vaulted ceilings; Walk-in closet(s); One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $28 ($337/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.1% below list).
• Recommended offer: $170k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Milton Elementary School (math 49% / reading 64%, grade C+, #86 of 646 statewide, top 13%, 1,332 students, 39% FRL); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL) — zoned schools average 39% FRL vs 56% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $177k; 19% 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 $169,905 (19.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $201,411
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Sunflower Dr	0.01mi	3/2.0	1,637 (+13%)	8mo	$225,000	$137	71
222 Sunflower Dr	0.27mi	3/2.0	1,536 (+6%)	12mo	$198,000	$129	67
200 Breton Dr	0.64mi	3/2.0	1,428 (-1%)	2mo	$198,000	$139	66
106 Clover Leaf Dr	0.28mi	3/2.0	1,565 (+8%)	17mo	$225,000	$144	60
104 Bramber Dr	0.66mi	3/2.0	1,504 (+4%)	7mo	$195,000	$130	57
109 Swoon Dr	0.17mi	3/2.5	1,630 (+12%)	15mo	$227,000	$139	57
302 Porch View Dr	0.74mi	3/2.0	1,505 (+4%)	7mo	$318,500	$212	53
218 Caledonia Dr	0.65mi	3/1.5	1,333 (-8%)	8mo	$185,000	$139	48
203 Caledonia Dr	0.67mi	3/1.5	1,288 (-11%)	7mo	$132,000	$102	43
204 Caledonia Dr	0.64mi	2/2.0 (-1)	1,323 (-9%)	15mo	$190,000	$144	38
110 Cheticamp Dr	0.60mi	2/2.0 (-1)	1,340 (-8%)	20mo	$135,600	$101	38
105 Bramber Dr	0.70mi	3/2.0	1,295 (-11%)	21mo	$160,000	$124	32

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-35,275
• Equity at exit: $31,312

10-year hold

• IRR: -12.6%
• Equity multiple: 0.31×
• Total profit: $-40,429
• Equity at exit: $18,157

Cash invested: $58,800 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 473
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $28

Break-even live

Break-even rent $1,664

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $147	-5% $87	+0% $28	+5% $-31	+10% $-91
Rent	-10% $-106	-5% $-39	+0% $28	+5% $95	+10% $162
Rate	-1.0pp $134	-0.5pp $81	base $28	+0.5pp $-26	+1.0pp $-82

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 E Broussard Rd Lafayette, LA	2.0	2.0	877	$1,450	$1.65	15d	6	0.35mi
3606 Kaliste Saloom Rd Unit 201 Lafayette, LA	3.0	2.0	1402	$1,450	$1.03	23d	1	0.93mi
100 S Meyers Dr Lafayette, LA	1.0–2.0	1.0–2.0	843	$1,155	$1.37	15d	21	1.01mi
130 Brightwood Dr Lafayette, LA	3.0	2.0	1250	$1,800	$1.44	23d	1	1.06mi
101 Norcross Dr Lafayette, LA	2.0	2.0	980	$1,595	$1.63	15d	1	1.20mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$2,030	$1.98	23d	15	1.25mi
106 Shadow Springs Dr Lafayette, LA	3.0	2.0	1850	$2,295	$1.24	45d	1	1.31mi
204 Crenshaw Dr Lafayette, LA	3.0	2.0	1337	$2,150	$1.61	23d	1	1.31mi

Listing history 6 events

1. 2026-05-19
   listed $210,000 Active
2. 2010-05-03
   soldstatus $177,000
3. 2010-04-28
   soldstatus $177,000 460-char remark

   Show marketing remark (460 chars)

   FABULOUS HOME ON A LARGE LOT, BACKYARD HAS A WOOD PRIVACY FENCE. HOME HAS NEVER HAD PETS OR SMOKERS. FEATURES INCLUDE WOOD FLOORING AND 10' CEILINGS IN FOYER, LIVING AREA. KITCHEN HAS A CATHERDERAL CEILING, ISLAND, AND CERAMIC FLOORS. LARGE WHIRLPOOL TUB IN MASTER BATH. QUALIFIES FOR BOND MONEY. ITEMS NOT TO REMAIN: WATER SOFTENER, SURROUND SOUND SYSTEM AND SPEAKERS, WINDOW TREATMENTS. SELLER WILL PAY $2000 IN BUYERS CLOSING COSTS WITH AN ACCEPTABLE OFFER.

4. 2010-01-05
   listed $175,000 460-char remark

   Show marketing remark (460 chars)

   FABULOUS HOME ON A LARGE LOT, BACKYARD HAS A WOOD PRIVACY FENCE. HOME HAS NEVER HAD PETS OR SMOKERS. FEATURES INCLUDE WOOD FLOORING AND 10' CEILINGS IN FOYER, LIVING AREA. KITCHEN HAS A CATHERDERAL CEILING, ISLAND, AND CERAMIC FLOORS. LARGE WHIRLPOOL TUB IN MASTER BATH. QUALIFIES FOR BOND MONEY. ITEMS NOT TO REMAIN: WATER SOFTENER, SURROUND SOUND SYSTEM AND SPEAKERS, WINDOW TREATMENTS. SELLER WILL PAY $2000 IN BUYERS CLOSING COSTS WITH AN ACCEPTABLE OFFER.

5. 2006-12-27
   soldstatus
6. 2001-06-01
   listed $15,000

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,505 · $125/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,389
• − Mortgage interest: −$11,763
• − Property taxes: −$1,505
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$6,109
• Taxable loss: −$3,301
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $1,129/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+1300.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $210,000 AcadianaMLS
• 2010-05-03 Sold (Public Records) $177,000 Public Records
• 2010-04-28 Sold (MLS) $177,000 AcadianaMLS
• 2010-01-05 Listed $175,000 AcadianaMLS
• 2006-12-27 Sold (Public Records) — Public Records
• 2001-06-01 Listed $15,000 AcadianaMLS

Property tax history

+7.4%/yr

Latest (2025): $1,505 · -1.3% YoY. Source: county tax records.