503 Jeffrey Dr · Lafayette, LA 70503

$189,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 19 Days on market

Built 1966 0.29 ac lot $127/sqft · at area comps Est $184k · 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 +16.5/30.0
• ARV discount +6.4/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE HOME ON QUIET STREET,CLOSE TO SCHOOLS, SHOPPING. NEW CEILING FANS, FRESH PAINT, OPEN FLOOR PLAN. KITCHEN WITH NEW WALLOVEN, COOKTOP AND BUILT IN MICROWAVE. THIS 3 BEDRM, 2 BA. 2 CAR GARAGE WITH LARGE COVERED PATIO,OFFERS LARGE REAR YARD W/FRUIT TREES AND 16 X 20 WORKSHOP ON PIERS.STRUCTURAL REPAIRS COMPLETED BY NATIONAL FOUNDATION REPAIR, WARRENTY ON FILE. HOUSE PRICED FOR QUICK SALE. SELLER OFFERING FLOORING ALLOWANCE

Key facts

• Oversized lot
• 0.29 acre lot
• 2 garage spots

Tags

• STAINED CONCRETE FLOORS
• OVERSIZED LOT
• ZONED FOR BROADMOOR ELEMENTARY
• ZONED FOR EDGAR MARTIN MIDDLE

Property features AI

Exterior

• Parking: 2 covered parking spaces; Garage (2 spaces)
• Utilities: Public sewer; City electricity
• Home design: Single family residence
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Chain link fence; Covered patio; Workshop; City street frontage; Park and playground in the community

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Microwave; Electric stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Formica counters; Covered patio; Chain link fencing; Workshop
• 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 $189k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $165k (12.5% below list).
• Recommended offer: $165k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Broadmoor Elementary School (math 62% / reading 65%, grade B, #47 of 646 statewide, top 7%, 801 students, 54% FRL); Edgar Martin Middle School (math 40% / reading 53%, grade D+, #41 of 218 statewide, top 19%, 490 students, 59% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+13 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 flat; 235 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• It's been on market 19 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $165,466 (12.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $184,369
• List price: $189,000
• Delta: 2.51%
• 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
410 S Wakefield Dr	0.28mi	3/2.0	1,495 (+0%)	1mo	$212,000	$142	85
202 Dryades Ln	0.32mi	3/2.0	1,450 (-3%)	5mo	$175,000	$121	77
126 Belle Lake Dr	0.46mi	3/2.0	1,560 (+5%)	3mo	$257,000	$165	68
305 Halcott Dr #122	0.40mi	2/2.5 (-1)	1,440 (-3%)	2mo	$205,000	$142	68
98 Birch Dr	0.36mi	3/2.0	1,305 (-12%)	1mo	$165,000	$126	62
340 Harrell Dr	0.46mi	3/2.0	1,624 (+9%)	3mo	$205,000	$126	61
703 Idlewood Blvd	0.65mi	3/2.0	1,550 (+4%)	2mo	$200,000	$129	61
111 Elm Dr	0.49mi	3/2.0	1,305 (-12%)	5mo	$135,000	$103	53
102 Judice Meadows Ln	0.61mi	2/2.5 (-1)	1,384 (-7%)	2mo	$170,000	$123	52
418 Chateau Pl	0.57mi	3/2.0	1,681 (+13%)	1mo	$254,000	$151	51
202 Rena Dr	0.68mi	3/1.0	1,377 (-8%)	3mo	$179,900	$131	50
304 Rena Dr	0.63mi	3/2.0	1,300 (-13%)	4mo	$215,000	$165	47

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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-27,865
• Equity at exit: $28,181

10-year hold

• IRR: -11.3%
• Equity multiple: 0.40×
• Total profit: $-31,981
• Equity at exit: $16,341

Cash invested: $52,920 (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 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 235
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$991
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $111

Break-even live

Break-even rent $1,514

Max offer price $189,000

Occupancy floor 88%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	14d	10	0.29mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	14d	1	0.42mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	14d	1	0.55mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$1,125	$1.35	14d	14	0.67mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	21d	1	0.79mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	44d	1	0.85mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	21d	1	0.85mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	44d	1	0.87mi
113 Faculty Dr Lafayette, LA	4.0	1.5	1321	$1,495	$1.13	14d	1	0.88mi
102 Perth PL Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	21d	1	0.99mi
304 Renwood Cir Lafayette, LA	3.0	2.0	1761	$3,300	$1.87	21d	1	1.09mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	44d	1	1.21mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	44d	1	1.25mi
107 Antoinette St Lafayette, LA	2.0	1.0	1000	$1,015	$1.01	14d	1	1.30mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	44d	1	1.30mi
1000 Robley Dr Lafayette, LA	1.0–2.0	1.0–2.0	804	$1,320	$1.64	14d	42	1.31mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	44d	1	1.34mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	14d	10	1.34mi
220 Doucet Rd Unit 211B Lafayette, LA	2.0	1.0	910	$1,050	$1.15	21d	1	1.37mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	14d	34	1.44mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	21d	1	1.48mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,802	$1.70	14d	17	1.50mi

Listing history 9 events

1. 2026-06-03
   status $189,000 Pending 19 DOM
2. 2026-06-02
   days on market $189,000 Active 19 DOM
3. 2026-06-01
   days on market $189,000 Active 18 DOM
4. 2026-05-31
   days on market $189,000 Active 17 DOM
5. 2026-05-30
   days on market $189,000 Active 16 DOM
6. 2026-05-12
   listed $199,000 Active 1173-char remark
7. 2011-06-10
   soldstatus $145,000 427-char remark

   Show marketing remark (427 chars)

   NICE HOME ON QUIET STREET,CLOSE TO SCHOOLS, SHOPPING. NEW CEILING FANS, FRESH PAINT, OPEN FLOOR PLAN. KITCHEN WITH NEW WALLOVEN, COOKTOP AND BUILT IN MICROWAVE. THIS 3 BEDRM, 2 BA. 2 CAR GARAGE WITH LARGE COVERED PATIO,OFFERS LARGE REAR YARD W/FRUIT TREES AND 16 X 20 WORKSHOP ON PIERS.STRUCTURAL REPAIRS COMPLETED BY NATIONAL FOUNDATION REPAIR, WARRENTY ON FILE. HOUSE PRICED FOR QUICK SALE. SELLER OFFERING FLOORING ALLOWANCE

8. 2011-06-10
   soldstatus $145,000

   Show marketing remark (427 chars)

   NICE HOME ON QUIET STREET,CLOSE TO SCHOOLS, SHOPPING. NEW CEILING FANS, FRESH PAINT, OPEN FLOOR PLAN. KITCHEN WITH NEW WALLOVEN, COOKTOP AND BUILT IN MICROWAVE. THIS 3 BEDRM, 2 BA. 2 CAR GARAGE WITH LARGE COVERED PATIO,OFFERS LARGE REAR YARD W/FRUIT TREES AND 16 X 20 WORKSHOP ON PIERS.STRUCTURAL REPAIRS COMPLETED BY NATIONAL FOUNDATION REPAIR, WARRENTY ON FILE. HOUSE PRICED FOR QUICK SALE. SELLER OFFERING FLOORING ALLOWANCE

9. 2011-03-29
   listed $145,000 427-char remark

   Show marketing remark (427 chars)

   NICE HOME ON QUIET STREET,CLOSE TO SCHOOLS, SHOPPING. NEW CEILING FANS, FRESH PAINT, OPEN FLOOR PLAN. KITCHEN WITH NEW WALLOVEN, COOKTOP AND BUILT IN MICROWAVE. THIS 3 BEDRM, 2 BA. 2 CAR GARAGE WITH LARGE COVERED PATIO,OFFERS LARGE REAR YARD W/FRUIT TREES AND 16 X 20 WORKSHOP ON PIERS.STRUCTURAL REPAIRS COMPLETED BY NATIONAL FOUNDATION REPAIR, WARRENTY ON FILE. HOUSE PRICED FOR QUICK SALE. SELLER OFFERING FLOORING ALLOWANCE

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $19,856
• − Mortgage interest: −$10,587
• − Property taxes: −$1,512
• − Insurance: −$945
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$5,498
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,782/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): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% 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: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• 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

+30.3% since first listed

6 events — show timeline

• 2026-06-02 Pending — AcadianaMLS
• 2026-05-29 Price Changed $189,000 AcadianaMLS
• 2026-05-12 Listed $199,000 AcadianaMLS
• 2011-06-10 Sold (Public Records) $145,000 Public Records
• 2011-06-10 Sold (MLS) $145,000 AcadianaMLS
• 2011-03-29 Listed $145,000 AcadianaMLS

Property tax history

+13.6%/yr

Latest (2025): $1,512 · -1.1% YoY. Source: county tax records.