278 Paul Breaux Ave · Lafayette, LA 70501

$56,500

2 bd · 1.0 ba · 997 sqft · SingleFamily public records · 300 Days on market

3,484 sqft lot $57/sqft · 55% below area

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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 +7.5/15.0
• 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

Investment opportunity located on the North side of town next to a daycare to handle all child care needs.

Key facts

• 3,484 sq ft lot
• Parking
• Listed 300 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $56k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 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 $391 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.76% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.54%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $138,889
• List price: $56,500
• Delta: -59.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 N Saint Antoine St	0.23mi	3/1.0 (+1)	991 (-1%)	2mo	$48,000	$48	82
111 Lincoln St	0.23mi	2/1.0	980 (-2%)	19mo	$122,000	$124	71
100 Antelope Ct	0.52mi	2/1.0	960 (-4%)	3mo	$61,100	$64	67
700 W Willow St	0.27mi	3/2.0 (+1)	1,056 (+6%)	2mo	$181,600	$172	67
104 Town Homes Dr	0.11mi	3/1.0 (+1)	1,100 (+10%)	8mo	$95,000	$86	66
116 Windmill Ln	0.26mi	3/1.5 (+1)	1,006 (+1%)	19mo	$51,482	$51	64
310 Paul Breaux Ave	0.07mi	3/1.5 (+1)	1,100 (+10%)	13mo	$50,000	$45	62
111 Staten St	0.41mi	3/1.5 (+1)	1,008 (+1%)	21mo	$110,000	$109	54
114 Whitney St	0.63mi	2/1.0	972 (-2%)	15mo	$50,000	$51	54
810 N St Antoine St	0.66mi	3/2.0 (+1)	967 (-3%)	3mo	$161,600	$167	52
100 Hayes Dr	0.69mi	3/2.0 (+1)	1,100 (+10%)	1mo	$35,000	$32	41
804 N Saint Antoine St	0.66mi	3/2.0 (+1)	967 (-3%)	20mo	$165,500	$171	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: 33.4%
• Equity multiple: 2.49×
• Total profit: $23,529
• Equity at exit: $8,424

10-year hold

• IRR: 42.5%
• Equity multiple: 5.87×
• Total profit: $77,058
• Equity at exit: $4,885

Cash invested: $15,820 (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: 4.7×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$296
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $442

Break-even live

Break-even rent $433

Max offer price $56,500

Occupancy floor 50%

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: $14,125
• Closing costs: $1,695
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	44d	1	0.09mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	44d	1	0.33mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	21d	1	0.33mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	44d	1	0.69mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	0.79mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.96mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	1.02mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.02mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	44d	1	1.08mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	1.08mi
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	14d	1	1.24mi
1901 W University Ave Lafayette, LA	2.0	1.0	600	$800	$1.33	14d	1	1.30mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	1.30mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	1.30mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	1.35mi
2032 NE Evangeline Trwy Lafayette, LA	1.0	1.0	450	$1,010	$2.24	14d	4	1.40mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	44d	1	1.48mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	21d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $56,500 Active 300 DOM
2. 2026-06-17
   days on market $56,500 Active 299 DOM
3. 2026-06-16
   days on market $56,500 Active 298 DOM
4. 2026-06-15
   days on market $56,500 Active 297 DOM
5. 2026-06-14
   days on market $56,500 Active 295 DOM
6. 2026-06-13
   days on market $56,500 Active 294 DOM
7. 2026-06-10
   days on market $56,500 Active 292 DOM
8. 2026-06-09
   days on market $56,500 Active 291 DOM
9. 2026-06-08
   days on market $56,500 Active 290 DOM
10. 2026-06-07
    days on market $56,500 Active 289 DOM
11. 2026-06-05
    days on market $56,500 Active 286 DOM
12. 2026-06-03
    days on market $56,500 Active 285 DOM
13. 2026-06-02
    days on market $56,500 Active 284 DOM
14. 2026-06-01
    days on market $56,500 Active 283 DOM
15. 2026-05-31
    days on market $56,500 Active 282 DOM
16. 2026-05-30
    days on market $56,500 Active 281 DOM
17. 2026-03-12
    status Active 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity located on the North side of town next to a daycare to handle all child care needs.

18. 2026-03-04
    status Pending 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity located on the North side of town next to a daycare to handle all child care needs.

19. 2025-08-14
    listed $56,500 Active 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity located on the North side of town next to a daycare to handle all child care needs.

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $311 · $26/mo
• Expected delta: +$42/yr (+$3/mo · 15.6%)

ⓘ 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 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: $11,915
• − Mortgage interest: −$3,165
• − Property taxes: −$269
• − Insurance: −$282
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,644
• Taxable income: $4,649
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $4,190/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

3 events — show timeline

• 2026-03-12 Relisted — AcadianaMLS
• 2026-03-04 Pending — AcadianaMLS
• 2025-08-14 Listed $56,500 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $269 · -1.1% YoY. Source: county tax records.