396 Sunset Dr · Lafayette, LA 70501

$69,900

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 49 Days on market

Built 1958 5,662 sqft lot $74/sqft · 6% below area Est $75k · 7% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUBJECT PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION, FHA FINANCING WITH REPAIR ESCROW IS OFFERED, VACANT, NO APPOINTMENT REQUIRED.

Key facts

• 5,662 sq ft lot
• Parking
• Built 1958

Property features AI

Exterior

• Parking: Carport (1 covered space, total parking for 1 vehicle)
• Utilities: Public sewer; City electricity
• Home design: Single family residence
• Construction: Wood siding construction
• Exterior features: Wood siding

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall Unit(s) for cooling; Electric heating
• Interior features: Wall cooling units; Electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 76% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.33% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.12%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $75,264
• List price: $69,900
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Randolph Dr	0.20mi	3/1.0 (+1)	920 (-2%)	6mo	$74,000	$80	76
382 Sunset Dr	0.07mi	3/1.0 (+1)	857 (-9%)	4mo	$76,500	$89	74
118 Webb St	0.24mi	2/1.0	1,000 (+6%)	11mo	$39,500	$40	69
162 Sherwood Dr	0.11mi	3/1.0 (+1)	900 (-4%)	20mo	$81,000	$90	66
203 Carlton Dr	0.06mi	3/1.0 (+1)	994 (+6%)	21mo	$58,173	$59	66
110 N Pine St	0.39mi	3/1.0 (+1)	979 (+4%)	8mo	$60,500	$62	64
148 E Gilman Rd	0.70mi	3/1.5 (+1)	1,050 (+12%)	7mo	$135,000	$129	35

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.60×
• Total profit: $11,709
• Equity at exit: $10,422

10-year hold

• IRR: 26.0%
• Equity multiple: 3.73×
• Total profit: $53,365
• Equity at exit: $6,044

Cash invested: $19,572 (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 70501

• Rents YoY: 7.3%
• Active inventory: 246
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $926 high
• Mortgage (P&I): −$367
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $295

Break-even live

Break-even rent $552

Max offer price $69,900

Occupancy floor 63%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	0.28mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	43d	1	0.48mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	43d	1	0.63mi
106 Ash Ln Unit A Lafayette, LA	1.0	1.0	657	$1,595	$2.43	13d	1	0.72mi
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	43d	1	0.80mi
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	13d	1	0.82mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	0.84mi
127 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	0.84mi
125 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	0.84mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.94mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	0.94mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	13d	20	1.06mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	43d	1	1.06mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	21d	1	1.13mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	1.16mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	13d	1	1.16mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	21d	1	1.31mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	43d	1	1.31mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	21d	1	1.35mi
617 E Vermilion St Unit C Lafayette, LA	2.0	1.0	625	$1,199	$1.92	13d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 49 DOM
2. 2026-06-17
   days on market $69,900 Active 48 DOM
3. 2026-06-16
   days on market $69,900 Active 47 DOM
4. 2026-06-15
   days on market $69,900 Active 46 DOM
5. 2026-06-14
   days on market $69,900 Active 44 DOM
6. 2026-06-13
   days on market $69,900 Active 43 DOM
7. 2026-06-10
   days on market $69,900 Active 41 DOM
8. 2026-06-09
   days on market $69,900 Active 40 DOM
9. 2026-06-08
   days on market $69,900 Active 39 DOM
10. 2026-06-07
    days on market $69,900 Active 38 DOM
11. 2026-06-05
    days on market $69,900 Active 35 DOM
12. 2026-06-03
    days on market $69,900 Active 34 DOM
13. 2026-06-02
    days on market $69,900 Active 33 DOM
14. 2026-06-01
    days on market $69,900 Active 32 DOM
15. 2026-05-31
    days on market $69,900 Active 31 DOM
16. 2026-05-30
    days on market $69,900 Active 30 DOM
17. 2026-04-29
    listed $69,900 Active 764-char remark
18. 2026-01-28
    historical $750
19. 2025-10-26
    listed $750
20. 2022-06-08
    soldstatus $650,000
21. 2001-12-18
    soldstatus $26,900 132-char remark

    Show marketing remark (132 chars)

    SUBJECT PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION, FHA FINANCING WITH REPAIR ESCROW IS OFFERED, VACANT, NO APPOINTMENT REQUIRED.

22. 2001-10-18
    listed $28,500 132-char remark

    Show marketing remark (132 chars)

    SUBJECT PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION, FHA FINANCING WITH REPAIR ESCROW IS OFFERED, VACANT, NO APPOINTMENT REQUIRED.

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $486 · $41/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,115
• − Mortgage interest: −$3,915
• − Property taxes: −$486
• − Insurance: −$350
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,033
• Taxable income: $2,551
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $2,933/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): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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 Black (73%)
• Race & ethnicity: Black 73% White 18% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▼ -108.63%
• Current HPI: 81.2963
• Rent YoY: ▲ 7.35%
• 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

+145.3% since first listed

6 events — show timeline

• 2026-04-29 Listed $69,900 AcadianaMLS
• 2026-01-28 Rental Removed $750 BUILDIUM
• 2025-10-26 Listed for Rent $750 BUILDIUM
• 2022-06-08 Sold (Public Records) $650,000 Public Records
• 2001-12-18 Sold (MLS) $26,900 AcadianaMLS
• 2001-10-18 Listed $28,500 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $486 · -1.1% YoY. Source: county tax records.