109 Chevalier Blvd · Lafayette, LA 70503

$224,500

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 38 Days on market

Built 2007 8,712 sqft lot $137/sqft · 8% below area Est $246k · 9% under ↓ 2% 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).

• Cash flow +12.7/30.0
• ARV discount +11.4/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very large home, open floorplan and a lot of storage space. The home has new flooring throughout and fresh paint as well.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 2007

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Attached garage; 2 covered parking spaces; Total 2 parking spaces
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer, brick, and frame construction; Composition roof
• Exterior features: Covered patio/porch; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; 1 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 $224k.

Deal economics

• At list price, monthly cash flow is $-23 ($-274/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (21.7% below list).
• Recommended offer: $176k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Lafayette Middle School (math 12% / reading 29%, grade F, #161 of 218 statewide, top 76%, 369 students, 83% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL).
• Market conditions: Rents flat; 237 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

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 38 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

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 $175,813 (21.7% 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 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.78% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (median comp): $245,538
• List price: $224,500
• Delta: -8.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Chevalier Blvd	0.04mi	3/2.0	1,574 (-4%)	8mo	$204,500	$130	85
100 Rue Rideau	0.17mi	3/2.5	1,584 (-3%)	3mo	$230,000	$145	82
202 Chevalier Blvd	0.05mi	3/2.0	1,700 (+4%)	13mo	$199,800	$118	80
110 Rue Aubin	0.08mi	3/2.0	1,440 (-12%)	21mo	$233,500	$162	58
203 Sanctuary Ln	0.30mi	3/2.0	1,805 (+10%)	12mo	$338,000	$187	58
109 Bellevedere Ave	0.21mi	3/2.0	1,850 (+13%)	12mo	$255,000	$138	58
210 Rue Aubin	0.18mi	3/2.0	1,482 (-9%)	22mo	$215,000	$145	58
136 Longfellow Dr	0.44mi	3/2.0	1,434 (-12%)	4mo	$182,000	$127	56
109 Longfellow Dr	0.44mi	4/2.0 (+1)	1,550 (-5%)	15mo	$111,000	$72	54
210 Longfellow Dr	0.46mi	3/2.0	1,449 (-11%)	9mo	$180,000	$124	52
105 Bellevedere Ave	0.25mi	3/2.0	1,850 (+13%)	20mo	$230,000	$124	50
503 E Broussard Rd	0.63mi	3/2.0	1,857 (+14%)	14mo	$231,000	$124	36

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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-42,440
• Equity at exit: $33,474

10-year hold

• IRR: -18.9%
• Equity multiple: 0.10×
• Total profit: $-56,778
• Equity at exit: $19,411

Cash invested: $62,860 (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 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 237
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,177
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-23

Break-even live

Break-even rent $1,787

Max offer price $220,472

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $41	+0% $-23	+5% $-86	+10% $-150
Rent	-10% $-162	-5% $-92	+0% $-23	+5% $47	+10% $116
Rate	-1.0pp $90	-0.5pp $34	base $-23	+0.5pp $-81	+1.0pp $-140

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2339 Robley Dr Lafayette, LA	3.0	2.0	1428	$1,395	$0.98	15d	1	0.11mi
115 Hermitage Ave Lafayette, LA	3.0	2.0	2190	$2,000	$0.91	15d	1	0.11mi
303 Belle Grove Blvd Lafayette, LA	3.0	2.0	1700	$1,700	$1.00	23d	1	0.19mi
201 Pomerol Pl Unit NA Lafayette, LA	3.0	2.0	1910	$2,500	$1.31	15d	1	0.35mi
330 Dunvegan Ct Lafayette, LA	3.0	2.5	1848	$2,400	$1.30	45d	1	0.96mi
106 Shadow Springs Dr Lafayette, LA	3.0	2.0	1850	$2,295	$1.24	45d	1	1.17mi
225 Shadowbrush Bnd Lafayette, LA	3.0	2.0	1585	$1,700	$1.07	45d	1	1.26mi
600 Glade Blvd Lafayette, LA	3.0	2.0	1617	$1,695	$1.05	15d	1	1.30mi
903 Canberra Rd Lafayette, LA	3.0	2.0	1752	$1,975	$1.13	23d	1	1.37mi
3606 Kaliste Saloom Rd Unit 201 Lafayette, LA	3.0	2.0	1402	$1,450	$1.03	23d	1	1.38mi
130 Brightwood Dr Lafayette, LA	3.0	2.0	1250	$1,800	$1.44	23d	1	1.40mi
709 Rosedown Ln Lafayette, LA	3.0	2.0	1800	$1,700	$0.94	45d	1	1.42mi

Listing history 7 events

1. 2026-06-02
   status $224,500 Pending 38 DOM
2. 2026-06-01
   days on market $224,500 Active 38 DOM
3. 2026-05-31
   days on market $224,500 Active 37 DOM
4. 2026-05-30
   days on market $224,500 Active 36 DOM
5. 2026-05-15
   price $224,500 123-char remark
6. 2026-04-24
   listed $229,000 Active 123-char remark
7. 2007-06-20
   soldstatus

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,098
• − Mortgage interest: −$12,575
• − Property taxes: −$1,691
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,531
• Taxable loss: −$4,198
• Est. tax savings @ 24.0%: +$1,007
• After-tax cash flow: $734/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

• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

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 White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% Other Indo-European 1%

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: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• 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

-2.0% since first listed

4 events — show timeline

• 2026-06-01 Pending — AcadianaMLS
• 2026-05-15 Price Changed $224,500 AcadianaMLS
• 2026-04-24 Listed $229,000 AcadianaMLS
• 2007-06-20 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,691 · -1.3% YoY. Source: county tax records.