105 Chestnut Oak Dr · Lafayette, LA 70507

$219,000

4 bd · 2.0 ba · 1,860 sqft · SingleFamily · 108 Days on market

Good condition 9,583 sqft lot 2-car garage $118/sqft · 18% below area Est $267k · 18% under $520/mo HOA · 27% of rent ↓ 3% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +5.2/30.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional style D.R. Horton Home in a newer subdivision in Upper Lafayette. It features a large open living/dining/kitchen area leading to the backyard. There are lots of rear windows giving a beautiful view of the back yard from the minute you open the front door. Schedule your showing today. HUD OWNED PROPERTY CASE # 221- 661873. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing.

Key facts

• Open floor plan
• Corner pantry
• Large island

Tags

• OPEN FLOOR PLAN
• LARGE ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-495 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (11.1% below list).
• Recommended offer: $147k (32.7% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 4.8% in Lafayette — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Evangeline Elementary School (math 20% / reading 33%, grade F, #372 of 646 statewide, top 58%, 613 students, 84% FRL); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 429 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 108 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $170k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $147,408 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.68%
• DSCR: 0.57
• GRM: 9.4

CMA / ARV

• ARV (median comp): $266,909
• List price: $219,000
• Delta: -17.95%
• 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
110 Lake Oak Dr	0.14mi	4/2.0	1,874 (+1%)	2mo	$247,500	$132	90
214 Southern Oak Dr	0.11mi	4/2.0	1,874 (+1%)	7mo	$252,500	$135	88
212 Southern Oak Dr	0.10mi	4/2.0	1,786 (-4%)	3mo	$245,000	$137	86
103 Lake Oak Dr	0.09mi	4/2.0	1,786 (-4%)	4mo	$241,500	$135	86
307 E Butcher Switch Rd	0.19mi	3/2.0 (-1)	1,800 (-3%)	0mo	$98,700	$55	81
410 Amanda Dr	0.37mi	3/2.0 (-1)	1,818 (-2%)	2mo	$225,000	$124	72
108 Lake Oak Dr	0.13mi	3/2.0 (-1)	1,616 (-13%)	2mo	$229,500	$142	65
105 Lake Oak Dr	0.09mi	3/2.0 (-1)	1,616 (-13%)	4mo	$237,500	$147	65
306 Montreal Dr	0.40mi	4/3.0	1,729 (-7%)	4mo	$235,000	$136	62
501 Toronto Dr	0.31mi	3/2.0 (-1)	2,100 (+13%)	4mo	$205,000	$98	56
203 Buttercup Dr	0.49mi	3/1.5 (-1)	1,675 (-10%)	7mo	$75,000	$45	48
200 Dahalia St	0.67mi	3/2.0 (-1)	1,626 (-13%)	3mo	$175,000	$108	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -33.3%
• Equity multiple: -0.09×
• Total profit: $-66,650
• Equity at exit: $32,654

10-year hold

• IRR: -39.2%
• Equity multiple: -0.59×
• Total profit: $-97,195
• Equity at exit: $18,935

Cash invested: $61,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 53 active · 13 under contract
• Months of supply: 17.7 mo (6%/mo absorbed)
• Median asking: $235,000 ($140/sqft)
• Median days on market: 850 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +2.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70507

• Home prices YoY: -20.6%
• Active inventory: 429
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$520
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-495

Break-even live

Break-even rent $2,574

Max offer price $147,408

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-419	+0% $-495	+5% $-570	+10% $-646
Rent	-10% $-649	-5% $-572	+0% $-495	+5% $-418	+10% $-341
Rate	-1.0pp $-384	-0.5pp $-439	base $-495	+0.5pp $-552	+1.0pp $-609

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: $54,750
• Closing costs: $6,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Chestnut Oak Dr Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	139d	1	0.10mi
13 Larkspur Ln Unit 13 Lafayette, LA	3.0	1.5	1380	$1,200	$0.87	139d	1	0.51mi
201 Buttercup Dr Lafayette, LA	3.0	1.0	1688	$1,500	$0.89	6d	1	0.51mi
6 Trillium Triangle Lafayette, LA	3.0	1.5	1260	$1,295	$1.03	6d	1	0.71mi
111 Salvat Dr Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	139d	1	0.77mi
101 Salvat Dr Lafayette, LA	3.0	2.0	1593	$1,895	$1.19	6d	1	0.77mi
105 Salvat Dr Lafayette, LA	3.0	2.0	1593	$1,740	$1.09	139d	1	0.77mi
104 Foggy Ln Lafayette, LA	3.0	2.0	1564	$1,735	$1.11	139d	1	0.80mi
206 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	139d	1	0.84mi
202 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	116d	1	0.84mi
118 Teddy Ln Lafayette, LA	4.0	2.0	1788	$2,145	$1.20	6d	1	0.85mi
116 Teddy Ln Lafayette, LA	3.0	2.0	1593	$1,895	$1.19	0d	1	0.86mi
207 Foggy Ln Lafayette, LA	3.0	2.0	1490	$1,825	$1.22	6d	1	0.88mi
107 Saint Girons Dr Lafayette, LA	3.0	2.5	2251	$2,500	$1.11	6d	1	1.06mi
111 Banister Ct Lafayette, LA	1.0–3.0	1.0–2.0	916	$2,149	$2.34	0d	10	1.17mi
405 S Montauban Dr Lafayette, LA	3.0	2.0	1600	$2,400	$1.50	6d	1	1.18mi
301 Nottingham Cir Lafayette, LA	3.0	2.5	1833	$1,600	$0.87	139d	1	1.20mi
204 Winsor Dr Lafayette, LA	3.0	2.0	1244	$1,550	$1.25	6d	1	1.45mi

Property features AI

Finance

• Other: Directions: From Louisiana Ave to Chestnut Oak Drive
• HOA & community: Has associationAssociation fee: $520 (includes other items — see remarks)

Exterior

• Parking: 2 covered parking spaces2 total parking spaces2-car garage
• Utilities: Public sewer
• Home design: Single family residence
• Construction: Brick veneer constructionComposition roof
• Exterior features: Composition roofBrick veneer exteriorPublic sewer

Interior

• Kitchen: DishwasherGas stove/convection
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Granite countersLaminate flooring

Listing history 50 events

1. 2026-09-24
   days on market $219,000 Active 108 DOM
2. 2026-09-24
   days on market $219,000 Active 107 DOM
3. 2026-09-22
   days on market $219,000 Active 106 DOM
4. 2026-09-21
   days on market $219,000 Active 105 DOM
5. 2026-09-20
   days on market $219,000 Active 104 DOM
6. 2026-09-19
   days on market $219,000 Active 103 DOM
7. 2026-09-18
   days on market $219,000 Active 102 DOM
8. 2026-09-17
   days on market $219,000 Active 101 DOM
9. 2026-09-16
   days on market $219,000 Active 100 DOM
10. 2026-09-15
    days on market $219,000 Active 99 DOM
11. 2026-09-15
    price $219,000 Active 98 DOM
12. 2026-09-14
    days on market $225,000 Active 98 DOM
13. 2026-09-13
    days on market $225,000 Active 97 DOM
14. 2026-09-12
    days on market $225,000 Active 96 DOM
15. 2026-09-11
    days on market $225,000 Active 95 DOM
16. 2026-09-05
    days on market $225,000 Active 89 DOM
17. 2026-09-04
    days on market $225,000 Active 88 DOM
18. 2026-09-03
    days on market $225,000 Active 87 DOM
19. 2026-08-31
    days on market $225,000 Active 84 DOM
20. 2026-08-30
    days on market $225,000 Active 83 DOM
21. 2026-08-29
    days on market $225,000 Active 82 DOM
22. 2026-08-28
    days on market $225,000 Active 81 DOM
23. 2026-08-27
    days on market $225,000 Active 80 DOM
24. 2026-08-26
    days on market $225,000 Active 79 DOM
25. 2026-08-25
    days on market $225,000 Active 78 DOM
26. 2026-08-24
    days on market $225,000 Active 77 DOM
27. 2026-08-23
    days on market $225,000 Active 76 DOM
28. 2026-08-22
    days on market $225,000 Active 75 DOM
29. 2026-08-21
    days on market $225,000 Active 74 DOM
30. 2026-08-20
    days on market $225,000 Active 73 DOM
31. 2026-08-19
    days on market $225,000 Active 72 DOM
32. 2026-08-18
    days on market $225,000 Active 71 DOM
33. 2026-08-17
    days on market $225,000 Active 70 DOM
34. 2026-08-16
    days on market $225,000 Active 69 DOM
35. 2026-08-15
    days on market $225,000 Active 68 DOM
36. 2026-08-14
    days on market $225,000 Active 67 DOM
37. 2026-08-13
    days on market $225,000 Active 66 DOM
38. 2026-08-12
    days on market $225,000 Active 65 DOM
39. 2026-08-11
    days on market $225,000 Active 64 DOM
40. 2026-08-10
    days on market $225,000 Active 63 DOM
41. 2026-08-09
    days on market $225,000 Active 62 DOM
42. 2026-08-08
    days on market $225,000 Active 61 DOM
43. 2026-08-07
    days on market $225,000 Active 60 DOM
44. 2026-08-06
    days on market $225,000 Active 59 DOM
45. 2026-08-05
    days on market $225,000 Active 58 DOM
46. 2026-08-04
    days on market $225,000 Active 57 DOM
47. 2026-08-03
    days on market $225,000 Active 56 DOM
48. 2026-07-31
    days on market $225,000 Active 53 DOM
49. 2026-07-30
    days on market $225,000 Active 52 DOM
50. 2026-07-29
    days on market $225,000 Active 51 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,373
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$6,240
• − Depreciation: −$6,371
• Taxable loss: −$9,625
• Est. tax savings @ 24.0%: +$2,310
• After-tax cash flow: $-3,627/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,300–$27,900 screening

This home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, flooring, and exterior. The home is move-in ready with minor cosmetic updates to enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Evangeline Elementary School F LA #372/646 Nat'l #29,439/41,679 Middle Acadian Middle School F LA #166/218 Nat'l #11,652/14,009 High Carencro High School F LA #127/265 Nat'l #11,215/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Directions: From Louisiana Ave to Chestnut Oak Drive
• HOA & community: Has associationAssociation fee: $520 (includes other items — see remarks)

Exterior

• Parking: 2 covered parking spaces2 total parking spaces2-car garage
• Utilities: Public sewer
• Home design: Single family residence
• Construction: Brick veneer constructionComposition roof
• Exterior features: Composition roofBrick veneer exteriorPublic sewer

Interior

• Kitchen: DishwasherGas stove/convection
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Granite countersLaminate flooring

Price history

-2.6% since first listed

11 events — show timeline

• 2026-06-08 Relisted — AcadianaMLS
• 2026-06-04 Listed $225,000 AcadianaMLS
• 2026-02-20 Sold (MLS) $169,900 AcadianaMLS
• 2025-12-03 Pending — AcadianaMLS
• 2025-11-25 Contingent — AcadianaMLS
• 2025-11-25 Price Changed $211,600 AcadianaMLS
• 2025-10-02 Listed $230,000 AcadianaMLS
• 2022-06-27 Sold (MLS) $242,500 AcadianaMLS
• 2022-02-12 Pending — AcadianaMLS
• 2022-01-08 Price Changed $242,500 AcadianaMLS
• 2021-12-17 Listed $231,000 AcadianaMLS