108 April St · Lafayette, LA 70506

$119,000

2 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 70 Days on market

Built 1976 7,405 sqft lot $97/sqft · at area comps Est $123k · at est.

---

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 +22.1/30.0
• ARV discount +9.1/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment or homeownership opportunity in the heart of Lafayette! This 2 bedroom, 2 bath home offers approximately 1,250 sq ft of living space and sits on a 60 x 120 lot. The property features central air and heat, public utilities, and a functional layout that maximizes the space. Conveniently located near the Cajundome, SLCC, shopping, dining, and local amenities. Currently tenant occupied, making this a great option for investors looking to expand their portfolio, while also offering potential for future owner occupancy. Schedule your showing today!

Key facts

• Central air and heat
• Functional layout
• Public utilities

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• CENTRAL AIR AND HEAT
• PUBLIC UTILITIES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $119k (0.2% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 413 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $123,467
• List price: $119,000
• Delta: -3.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Rayland St Unit C	0.34mi	3/2.0 (+1)	1,203 (-2%)	5mo	$174,900	$145	72
115 Hector St	0.29mi	3/1.5 (+1)	1,250 (+2%)	15mo	$135,000	$108	64
303 Thelma Dr	0.20mi	3/1.0 (+1)	1,210 (-1%)	21mo	$51,000	$42	62
113 Saint Jules St	0.11mi	3/1.0 (+1)	1,071 (-13%)	4mo	$130,000	$121	61
125 Ella St	0.72mi	2/2.5	1,155 (-6%)	1mo	$200,000	$173	54
205 Jimmie St	0.31mi	2/1.0	1,141 (-7%)	24mo	$79,700	$70	50
112 Alex St	0.54mi	3/1.0 (+1)	1,308 (+7%)	9mo	$125,000	$96	47
121 Hector St	0.25mi	3/1.0 (+1)	1,093 (-11%)	23mo	$134,500	$123	42
18 Audubon Oaks Blvd	0.75mi	2/1.5	1,401 (+14%)	22mo	$177,000	$126	21

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,773
• Equity at exit: $17,743

10-year hold

• IRR: 6.2%
• Equity multiple: 1.49×
• Total profit: $16,232
• Equity at exit: $10,289

Cash invested: $33,320 (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 →

ZIP-level market 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 413
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$624
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $191

Break-even live

Break-even rent $946

Max offer price $119,000

Occupancy floor 79%

Sensitivity live

Price	-10% $259	-5% $225	+0% $191	+5% $158	+10% $124
Rent	-10% $97	-5% $144	+0% $191	+5% $238	+10% $285
Rate	-1.0pp $251	-0.5pp $222	base $191	+0.5pp $160	+1.0pp $129

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Thelma Dr Lafayette, LA	2.0	1.0	1200	$1,200	$1.00	14d	1	0.22mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,050	$1.07	14d	1	0.30mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,100	$1.12	45d	1	0.30mi
133 Woodrow St Unit A Lafayette, LA	2.0	1.0	930	$1,050	$1.13	22d	1	0.37mi
127 Woodrow St Lafayette, LA	2.0	1.0	971	$1,200	$1.24	14d	1	0.39mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	45d	1	0.78mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	14d	1	0.81mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	14d	23	0.91mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	45d	1	0.98mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	45d	1	1.04mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	45d	1	1.08mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	14d	1	1.18mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	45d	1	1.18mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	1.30mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	45d	5	1.35mi
312 Bertrand Dr #100 Lafayette, LA	2.0	2.0	1260	$1,400	$1.11	14d	1	1.35mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	22d	1	1.38mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	22d	1	1.42mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	14d	14	1.43mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	45d	1	1.43mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	45d	1	1.50mi

Listing history 8 events

1. 2026-05-18
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Great investment or homeownership opportunity in the heart of Lafayette! This 2 bedroom, 2 bath home offers approximately 1,250 sq ft of living space and sits on a 60 x 120 lot. The property features central air and heat, public utilities, and a functional layout that maximizes the space. Conveniently located near the Cajundome, SLCC, shopping, dining, and local amenities. Currently tenant occupied, making this a great option for investors looking to expand their portfolio, while also offering potential for future owner occupancy. Schedule your showing today!

2. 2026-04-07
   price $119,000 565-char remark

   Show marketing remark (565 chars)

   Great investment or homeownership opportunity in the heart of Lafayette! This 2 bedroom, 2 bath home offers approximately 1,250 sq ft of living space and sits on a 60 x 120 lot. The property features central air and heat, public utilities, and a functional layout that maximizes the space. Conveniently located near the Cajundome, SLCC, shopping, dining, and local amenities. Currently tenant occupied, making this a great option for investors looking to expand their portfolio, while also offering potential for future owner occupancy. Schedule your showing today!

3. 2026-03-09
   listed $120,000 Active 565-char remark

   Show marketing remark (565 chars)

   Great investment or homeownership opportunity in the heart of Lafayette! This 2 bedroom, 2 bath home offers approximately 1,250 sq ft of living space and sits on a 60 x 120 lot. The property features central air and heat, public utilities, and a functional layout that maximizes the space. Conveniently located near the Cajundome, SLCC, shopping, dining, and local amenities. Currently tenant occupied, making this a great option for investors looking to expand their portfolio, while also offering potential for future owner occupancy. Schedule your showing today!

4. 2022-09-28
   soldstatus $210,000
5. 2019-08-28
   listed $110,000
6. 2015-12-14
   soldstatus $82,000
7. 1995-05-01
   soldstatus $43,500
8. 1995-03-02
   listed $47,500

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,256
• − Mortgage interest: −$6,666
• − Property taxes: −$883
• − Insurance: −$595
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$3,462
• Taxable income: $370
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,207/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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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

+150.5% since first listed

8 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-04-07 Price Changed $119,000 AcadianaMLS
• 2026-03-09 Listed $120,000 AcadianaMLS
• 2022-09-28 Sold (Public Records) $210,000 Public Records
• 2019-08-28 Listed $110,000 AcadianaMLS
• 2015-12-14 Sold (Public Records) $82,000 Public Records
• 1995-05-01 Sold (MLS) $43,500 AcadianaMLS
• 1995-03-02 Listed $47,500 AcadianaMLS

Property tax history

+37.7%/yr

Latest (2025): $883 · -1.1% YoY. Source: county tax records.