103 Dolese St · Lafayette, LA 70501

$85,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 5 Days on market

Built 1947 5,227 sqft lot Est $99k · 14% 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 +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

NEW HOT WATER HEATER (2000). HARD WOOD FLOORS IN LIVING ROOM.

Key facts

• Wood flooring
• Covered area
• Concrete slab

Tags

• WOOD FLOORING
• FENCED IN YARD
• DOUBLE GATES
• COVERED AREA
• CONCRETE SLAB

Property features AI

Exterior

• Parking: Open parking
• Utilities: Gas service: Atmos; Public sewer; Electric service: City
• Home design: Single-family residence; City street frontage
• Construction: Asbestos and wood siding with frame construction
• Exterior features: Outdoor lighting; Covered porch/patio; Full privacy fencing; Metal roof; See remarks for other structures

Interior

• Kitchen: Refrigerator; Gas stove
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Tile countertops; Lighting (interior)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.4% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); 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 72% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 247 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 43% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $85,000

Questions for the listing agent

1. Built in 1947 — 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. 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: 1.41% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.73%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $98,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Sherwood Dr	0.15mi	3/1.0	1,200 (-5%)	0mo	$65,000	$54	84
110 W Evergreen St	0.23mi	3/1.5	1,250 (-1%)	13mo	$139,000	$111	75
407 E Pine St	0.36mi	3/2.0	1,248 (-2%)	16mo	$94,000	$75	63
253 Sherwood Dr	0.41mi	2/1.0 (-1)	1,173 (-8%)	4mo	$102,500	$87	60
106 Narcisse St	0.24mi	3/1.0	1,150 (-9%)	17mo	$79,999	$70	59
135 Randolph	0.28mi	3/2.0	1,407 (+11%)	12mo	$125,000	$89	54
102 Narcisse St	0.24mi	4/2.0 (+1)	1,435 (+13%)	13mo	$103,000	$72	47
1304 Martin Luther King Jr Dr	0.63mi	3/2.0	1,191 (-6%)	14mo	$110,000	$92	45
100 Hayes Dr	0.66mi	3/2.0	1,100 (-13%)	1mo	$35,000	$32	42
519 Mudd Ave	0.68mi	3/2.0	1,412 (+11%)	9mo	$145,000	$103	38
210 Hobson St	0.75mi	3/1.0	1,100 (-13%)	9mo	$20,000	$18	35
315 Doc Duhon St	0.65mi	2/1.5 (-1)	1,102 (-13%)	14mo	$86,300	$78	29

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: 18.9%
• Equity multiple: 1.80×
• Total profit: $19,129
• Equity at exit: $12,674

10-year hold

• IRR: 29.9%
• Equity multiple: 4.21×
• Total profit: $76,501
• Equity at exit: $7,349

Cash invested: $23,800 (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 70501

• Rents YoY: 7.3%
• Active inventory: 247
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$446
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $431

Break-even live

Break-even rent $654

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $479	-5% $455	+0% $431	+5% $407	+10% $383
Rent	-10% $336	-5% $384	+0% $431	+5% $478	+10% $526
Rate	-1.0pp $474	-0.5pp $453	base $431	+0.5pp $409	+1.0pp $387

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	46d	1	0.34mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	46d	1	0.56mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	46d	1	0.58mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	23d	1	0.67mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	23d	1	0.76mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	15d	1	0.76mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	46d	1	0.80mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	46d	1	0.85mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	23d	1	0.91mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	23d	1	1.00mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	15d	20	1.12mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	46d	1	1.20mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	23d	1	1.20mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	15d	1	1.20mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	46d	1	1.24mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	15d	1	1.27mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	23d	1	1.30mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	46d	1	1.38mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	23d	1	1.39mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	15d	1	1.42mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	23d	1	1.42mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	46d	1	1.47mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	46d	1	1.49mi

Listing history 4 events

1. 2026-06-21
   days on market $85,000 Active 5 DOM
2. 2026-06-18
   days on market $85,000 Active 2 DOM
3. 2026-06-17
   remarks 351-char remark
4. 2026-06-17
   listed $85,000 Active 1 DOM

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$41/yr (+$3/mo · 9.6%)

ⓘ 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) · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,395
• − Mortgage interest: −$4,761
• − Property taxes: −$427
• − Insurance: −$425
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,473
• Taxable income: $4,006
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $4,210/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

+120.8% since first listed

4 events — show timeline

• 2026-06-16 Listed $85,000 AcadianaMLS
• 2011-09-16 Sold (Public Records) $40,000 Public Records
• 2006-06-15 Sold (MLS) $28,000 AcadianaMLS
• 2006-02-14 Listed $38,500 AcadianaMLS

Property tax history

+4.3%/yr

Latest (2025): $427 · -1.1% YoY. Source: county tax records.