1104 E Alexander St · Lafayette, LA 70501

$163,500

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 6 Days on market

Built 2016 0.32 ac lot Est $237k · 31% under ↓ 24% since listing

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Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot! 3 bedrooms 2 baths. 1642 square feet. All electric with fireplace. 9+ ceilings, walk in closets. a must see!!!

Key facts

• Kitchen island
• Corner lot
• Corner fireplace

Tags

• CORNER LOT
• KITCHEN ISLAND
• CORNER FIREPLACE

Property features AI

Exterior

• Parking: Attached or detached 2-car garage; 2 covered parking spaces; 2 total parking spaces; Open parking available
• Utilities: Public sewer; Electric service from city
• Home design: Single family residence; Corner lot location
• Construction: Brick veneer construction; Composition roof
• Exterior features: Covered patio/porch; No fencing; City street and paved road frontage; Zoned residential

Interior

• Kitchen: Granite counters; Dishwasher; Electric stove/oven
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Crown molding; Separate shower; Walk-in closet(s); Granite counters; 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 $164k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 $150k (8.0% below list).
• Recommended offer: $150k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 79% FRL vs 56% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-22 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,503/mo this rent would consume 54% of the median local household income ($33k/yr) (locally 2089% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• 2 sale attempts since 11y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,348 (8.0% 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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $236,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Starlight Dr	0.17mi	4/2.0 (+1)	1,700 (-3%)	0mo	$230,000	$135	82
335 White Pine Dr	0.24mi	4/2.0 (+1)	1,704 (-3%)	1mo	$237,000	$139	79
102 Kingswood Dr	0.36mi	3/2.0	1,775 (+1%)	4mo	$215,000	$121	78
204 White Pine Dr	0.23mi	4/2.0 (+1)	1,786 (+2%)	6mo	$236,000	$132	76
319 White Pine Dr	0.24mi	3/2.0	1,613 (-8%)	2mo	$235,500	$146	74
333 White Pine Dr	0.24mi	3/2.0	1,613 (-8%)	2mo	$235,000	$146	74
336 White Pine Dr	0.25mi	3/2.0	1,616 (-8%)	3mo	$242,000	$150	73
323 White Pine Dr	0.24mi	4/2.0 (+1)	1,874 (+7%)	1mo	$249,000	$133	72
328 White Pine Dr	0.24mi	4/2.0 (+1)	1,874 (+7%)	1mo	$254,500	$136	72
106 Kingswood Dr	0.34mi	3/2.0	1,576 (-10%)	2mo	$169,000	$107	65
120 Red Pine Dr	0.36mi	4/2.0 (+1)	1,874 (+7%)	6mo	$239,900	$128	62
1244 E Alexander St	0.46mi	2/2.0 (-1)	1,540 (-12%)	3mo	$155,000	$101	50

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: -9.0%
• Equity multiple: 0.66×
• Total profit: $-15,756
• Equity at exit: $24,378

10-year hold

• IRR: 5.5%
• Equity multiple: 1.48×
• Total profit: $22,157
• Equity at exit: $14,136

Cash invested: $45,780 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$857
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $60

Break-even live

Break-even rent $1,427

Max offer price $163,500

Occupancy floor 91%

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	13d	1	0.11mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	13d	1	0.30mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-15
   listed $163,500 Active
3. 2016-09-26
   soldstatus $212,500
4. 2016-09-23
   soldstatus $212,500 122-char remark

   Show marketing remark (122 chars)

   Corner lot! 3 bedrooms 2 baths. 1642 square feet. All electric with fireplace. 9+ ceilings, walk in closets. a must see!!!

5. 2015-11-13
   listed $215,000 122-char remark

   Show marketing remark (122 chars)

   Corner lot! 3 bedrooms 2 baths. 1642 square feet. All electric with fireplace. 9+ ceilings, walk in closets. a must see!!!

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,042
• − Mortgage interest: −$9,159
• − Property taxes: −$2,421
• − Insurance: −$818
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,756
• Taxable loss: −$1,999
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $1,205/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

-24.0% since first listed

5 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-15 Listed $163,500 AcadianaMLS
• 2016-09-26 Sold (Public Records) $212,500 Public Records
• 2016-09-23 Sold (MLS) $212,500 AcadianaMLS
• 2015-11-13 Listed $215,000 AcadianaMLS

Property tax history

+33.3%/yr

Latest (2025): $2,421 · -1.1% YoY. Source: county tax records.