105 E Clinton St · Lafayette, LA 70501

$55,000

2 bd · 1.0 ba · 703 sqft · SingleFamily public records · 630 Days on market

Built 1966 4,791 sqft lot $78/sqft · 7% below area Est $58k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 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

Charming 2-bedroom, 1-bath property located just moments from Downtown! This well-maintained unit features no carpet, showcasing easy-to-clean Updated flooring throughout, perfect for both comfort and convenience. It presents a fantastic investment opportunity with reliable cash flow. Enjoy the vibrant city life with nearby amenities, restaurants, and entertainment options

Key facts

• Vibrant city life
• Well-maintained unit
• 4,791 sq ft lot

Tags

• WELL-MAINTAINED UNIT
• EASY-TO-CLEAN FLOORING
• INVESTMENT OPPORTUNITY
• VIBRANT CITY LIFE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 36% of the median local income ($33k/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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 630 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $17k; list at $55k implies a 219% gain — meaningful room to come down on a strong offer.

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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 630 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.83% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.40%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (median comp): $57,989
• List price: $55,000
• Delta: -5.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Plum St	0.24mi	2/1.0	750 (+7%)	11mo	$30,000	$40	69
413 S Orange St	0.51mi	2/1.0	800 (+14%)	18mo	$104,600	$131	38

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: 36.7%
• Equity multiple: 2.65×
• Total profit: $25,428
• Equity at exit: $8,201

10-year hold

• IRR: 45.4%
• Equity multiple: 6.26×
• Total profit: $81,052
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$288
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $467

Break-even live

Break-even rent $416

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $498	-5% $483	+0% $467	+5% $452	+10% $436
Rent	-10% $388	-5% $427	+0% $467	+5% $507	+10% $547
Rate	-1.0pp $495	-0.5pp $481	base $467	+0.5pp $453	+1.0pp $438

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 E Vermilion St Unit C Lafayette, LA	2.0	1.0	625	$1,199	$1.92	14d	1	0.31mi
617 E Vermilion St Unit A Lafayette, LA	1.0	1.0	517	$999	$1.93	14d	1	0.31mi
327 General Mouton Ave Lafayette, LA	1.0	1.0	580	$800	$1.38	44d	1	0.42mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	14d	1	0.45mi
600 E University Ave #7 Lafayette, LA	1.0	1.0	600	$995	$1.66	44d	1	0.50mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	14d	7	0.59mi
328 Theodora Blvd Unit 1/2 Lafayette, LA	1.0	1.0	440	$1,100	$2.50	21d	1	0.71mi
715 Harding St Unit 5 Lafayette, LA	1.0	1.0	500	$725	$1.45	44d	1	0.72mi
328 1/2 Theodora Blvd Lafayette, LA	1.0	1.0	440	$1,100	$2.50	14d	1	0.72mi
1318 Lee Ave Unit B6 Lafayette, LA	1.0	1.0	400	$750	$1.88	21d	1	0.73mi
1318 Lee Ave Unit C7 Lafayette, LA	1.0	1.0	450	$1,150	$2.56	14d	1	0.73mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	21d	1	0.93mi
131 1/2 Mildred St Unit C Lafayette, LA	1.0	1.0	500	$625	$1.25	14d	1	0.97mi
106 Seville Blvd Unit B Lafayette, LA	1.0	1.0	584	$850	$1.46	44d	1	1.04mi
125 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	1.06mi
127 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	1.07mi
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	14d	1	1.16mi

Listing history 23 events

1. 2026-06-18
   days on market $55,000 Active 630 DOM
2. 2026-06-17
   days on market $55,000 Active 629 DOM
3. 2026-06-16
   days on market $55,000 Active 628 DOM
4. 2026-06-15
   days on market $55,000 Active 627 DOM
5. 2026-06-14
   days on market $55,000 Active 625 DOM
6. 2026-06-13
   days on market $55,000 Active 624 DOM
7. 2026-06-10
   days on market $55,000 Active 622 DOM
8. 2026-06-09
   days on market $55,000 Active 621 DOM
9. 2026-06-08
   days on market $55,000 Active 620 DOM
10. 2026-06-07
    days on market $55,000 Active 619 DOM
11. 2026-06-05
    days on market $55,000 Active 616 DOM
12. 2026-06-03
    days on market $55,000 Active 615 DOM
13. 2026-06-02
    days on market $55,000 Active 614 DOM
14. 2026-06-01
    days on market $55,000 Active 613 DOM
15. 2026-05-31
    days on market $55,000 Active 612 DOM
16. 2026-05-30
    days on market $55,000 Active 611 DOM
17. 2024-09-25
    listed $55,000 Active 375-char remark

    Show marketing remark (375 chars)

    Charming 2-bedroom, 1-bath property located just moments from Downtown! This well-maintained unit features no carpet, showcasing easy-to-clean Updated flooring throughout, perfect for both comfort and convenience. It presents a fantastic investment opportunity with reliable cash flow. Enjoy the vibrant city life with nearby amenities, restaurants, and entertainment options

18. 2013-06-19
    soldstatus $17,250
19. 2009-10-15
    listed $27,900
20. 2009-03-11
    listed $28,500
21. 2008-05-29
    listed $28,500
22. 2005-07-01
    soldstatus $19,000
23. 2005-04-14
    listed $22,500

ⓘ 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: $209 · $17/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$94/yr (+$8/mo · 44.7%)

ⓘ 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) · 72% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,090
• − Mortgage interest: −$3,081
• − Property taxes: −$209
• − Insurance: −$275
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,600
• Taxable income: $4,991
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $4,408/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

+144.4% since first listed

7 events — show timeline

• 2024-09-25 Listed $55,000 AcadianaMLS
• 2013-06-19 Sold (Public Records) $17,250 Public Records
• 2009-10-15 Listed $27,900 AcadianaMLS
• 2009-03-11 Listed $28,500 AcadianaMLS
• 2008-05-29 Listed $28,500 AcadianaMLS
• 2005-07-01 Sold (MLS) $19,000 AcadianaMLS
• 2005-04-14 Listed $22,500 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2025): $209 · -1.1% YoY. Source: county tax records.