107 Rue Viansa · Lafayette, LA 70501

$225,000

4 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 8 Days on market

Built 2019 8,712 sqft lot Est $232k · at est. $33/mo HOA · 1% of rent

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +8.9/15.0
• 1% rule +7.2/10.0
• 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

A 4 bedroom 2 bath home that backs up to the pond, as well as having common space between the other home, offers a split floor plan and a large open kitchen, dining, and living room. The hallway off the kitchen leads you to 2 of the bedrooms, the guest bath and the utility. The master bedroom is large and inviting, also offers you with a master bath, separate tub and shower, and a walk-in closet.

Key facts

• Master bath
• Split floor plan
• Backs up to the pond

Tags

• BACKS UP TO THE POND
• SPLIT FLOOR PLAN
• LARGE OPEN KITCHEN
• DINING AND LIVING ROOM
• HALLWAY OFF THE KITCHEN
• MASTER BATH

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Public sewer; City electricity
• Home design: Single family residence; Zoning: R
• Construction: Brick veneer, stucco, and frame construction; Composition roof
• Exterior features: Exterior lighting; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/convection
• Flooring: Carpet; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Walk-in closets; Kitchen area; Granite counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 10.0% 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: 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); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,740/mo this rent would consume 99% of the median local household income ($33k/yr) (locally 2089% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.22% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $232,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Starlight Dr	0.17mi	4/2.0	1,700 (+7%)	0mo	$230,000	$135	80
106 Kingswood Dr	0.32mi	3/2.0 (-1)	1,576 (-1%)	2mo	$169,000	$107	76
319 White Pine Dr	0.33mi	3/2.0 (-1)	1,613 (+1%)	2mo	$235,500	$146	75
333 White Pine Dr	0.33mi	3/2.0 (-1)	1,613 (+1%)	2mo	$235,000	$146	75
336 White Pine Dr	0.34mi	3/2.0 (-1)	1,616 (+2%)	3mo	$242,000	$150	74
335 White Pine Dr	0.33mi	4/2.0	1,704 (+7%)	1mo	$237,000	$139	72
326 White Pine Dr	0.33mi	4/2.0	1,706 (+7%)	7mo	$250,000	$147	67
204 White Pine Dr	0.32mi	4/2.0	1,786 (+12%)	6mo	$236,000	$132	60
331 White Pine Dr	0.33mi	3/2.0 (-1)	1,447 (-9%)	6mo	$224,500	$155	59
322 White Pine Dr	0.33mi	3/2.0 (-1)	1,447 (-9%)	6mo	$228,000	$158	59
334 White Pine Dr	0.34mi	3/2.0 (-1)	1,447 (-9%)	6mo	$228,000	$158	59
102 Kingswood Dr	0.34mi	3/2.0 (-1)	1,775 (+12%)	4mo	$215,000	$121	56

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $20,455
• Equity at exit: $33,548

10-year hold

• IRR: 20.5%
• Equity multiple: 3.08×
• Total profit: $131,140
• Equity at exit: $19,454

Cash invested: $63,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,740 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$160 /mo · $1,926/yr
• Insurance: −$94
• HOA: −$33
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $697

Break-even live

Break-even rent $1,857

Max offer price $225,000

Occupancy floor 70%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	13d	1	0.10mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	13d	1	0.38mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.16mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.16mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 7 events

1. 2026-06-18
   days on market $225,000 Coming Soon 8 DOM
2. 2026-06-17
   days on market $225,000 Coming Soon 7 DOM
3. 2026-06-16
   days on market $225,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $225,000 Coming Soon 5 DOM
5. 2026-06-14
   days on market $225,000 Coming Soon 3 DOM
6. 2026-06-13
   remarks 400-char remark
7. 2026-06-13
   listed $225,000 Coming Soon 2 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: $1,926 · $160/mo
• Projected year-2 tax: $1,926 · $160/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 8/10 Severe 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,878
• − Mortgage interest: −$12,603
• − Property taxes: −$1,926
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − HOA: −$396
• − Depreciation: −$6,545
• Taxable income: $5,022
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $7,162/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

1 event — show timeline

• 2026-06-10 Coming Soon $225,000 AcadianaMLS

Property tax history

+33.4%/yr

Latest (2025): $1,926 · -1.1% YoY. Source: county tax records.