803 Poplar St · Lafayette, LA 70501

$85,000

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 89 Days on market

Built 1952 0.30 ac lot $69/sqft · 24% below area Est $137k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 MLS

Located at 803 Poplar Street in the 70501 zip code, this 3-bedroom, 2-bathroom property sits on an oversized corner lot in Lafayette. This is a complete fixer-upper suited for investors looking for a full renovation project rather than a minor cosmetic update. The interior features a functional layout with large rooms and a spacious kitchen, providing significant footprint flexibility for a modern redesign without the constraints of small, narrow hallways. The property's position on a large corner lot offers rare exterior space for the area, which can support high resale demand or additional site improvements. Situated near Downtown Lafayette and the University area, the location is well-positioned for either a long-term rental hold or a fix-and-flip. This property is priced for investors aiming to maximize margins in a high-demand revitalization zone.

Key facts

• Oversized corner lot
• Large corner lot
• Spacious kitchen

Tags

• OVERSIZED CORNER LOT
• FUNCTIONAL LAYOUT
• SPACIOUS KITCHEN
• LARGE CORNER LOT
• NEAR DOWNTOWN LAFAYETTE
• NEAR UNIVERSITY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 rising fast (+7.3%/yr); 247 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 44% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($80k) 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1952 — 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: 1.43% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $137,450
• List price: $85,000
• Delta: -38.16%
• 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
708 Hellen St	0.32mi	3/2.0	1,220 (-1%)	1mo	$145,000	$119	82
109 Tyreek Dr	0.39mi	3/2.0	1,200 (-3%)	1mo	$168,500	$140	76
106 Jantz	0.37mi	3/2.0	1,165 (-6%)	2mo	$189,900	$163	72
124 Kennedy Dr	0.20mi	3/2.0	1,372 (+11%)	0mo	$148,000	$108	72
503 Joan St	0.11mi	3/2.0	1,081 (-12%)	3mo	$129,900	$120	72
501 Joan St	0.09mi	3/2.0	1,081 (-12%)	4mo	$125,000	$116	72
113 Salt Dr	0.38mi	3/2.0	1,165 (-6%)	5mo	$189,000	$162	69
1001 Poplar St	0.08mi	4/1.5 (+1)	1,387 (+12%)	1mo	$110,000	$79	68
617 Evangeline Dr	0.64mi	2/1.0 (-1)	1,220 (-1%)	3mo	$165,000	$135	57
516 Cedar Crest Ct	0.68mi	3/2.0	1,125 (-9%)	4mo	$165,000	$147	50
700 W Willow St	0.54mi	3/2.0	1,056 (-14%)	2mo	$181,600	$172	49
228 Duclos St	0.66mi	2/2.0 (-1)	1,355 (+10%)	2mo	$228,000	$168	46

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: 18.8%
• Equity multiple: 1.80×
• Total profit: $19,087
• Equity at exit: $12,674

10-year hold

• IRR: 29.9%
• Equity multiple: 4.22×
• Total profit: $76,601
• Equity at exit: $7,349

Cash invested: $23,800 (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: 247
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$446
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $429

Break-even live

Break-even rent $668

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $477	-5% $453	+0% $429	+5% $405	+10% $381
Rent	-10% $334	-5% $381	+0% $429	+5% $477	+10% $525
Rate	-1.0pp $472	-0.5pp $451	base $429	+0.5pp $407	+1.0pp $385

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	23d	1	0.08mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	46d	1	0.42mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	46d	1	0.48mi
1140 Madeline Ave Lafayette, LA	4.0	1.0	1225	$850	$0.69	46d	1	0.50mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	23d	1	0.59mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	46d	1	0.60mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	46d	1	0.70mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	23d	1	0.83mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	46d	1	0.86mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	46d	1	0.89mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	23d	1	0.89mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	46d	1	0.89mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	46d	1	0.99mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	46d	1	1.00mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	15d	1	1.04mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	23d	1	1.04mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	46d	1	1.12mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	46d	1	1.13mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	46d	1	1.18mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	23d	1	1.22mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	15d	1	1.22mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	46d	1	1.27mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,050	$1.07	15d	1	1.30mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,100	$1.12	46d	1	1.30mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	15d	1	1.31mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	15d	1	1.35mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	15d	1	1.35mi
208 Thelma Dr Lafayette, LA	2.0	1.0	1200	$1,200	$1.00	15d	1	1.36mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	23d	1	1.49mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	15d	1	1.50mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	23d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 89 DOM
2. 2026-06-18
   days on market $85,000 Active 86 DOM
3. 2026-06-17
   days on market $85,000 Active 85 DOM
4. 2026-06-16
   days on market $85,000 Active 84 DOM
5. 2026-06-15
   days on market $85,000 Active 83 DOM
6. 2026-06-14
   days on market $85,000 Active 81 DOM
7. 2026-06-13
   days on market $85,000 Active 80 DOM
8. 2026-06-10
   days on market $85,000 Active 78 DOM
9. 2026-06-09
   days on market $85,000 Active 77 DOM
10. 2026-06-08
    days on market $85,000 Active 76 DOM
11. 2026-06-07
    days on market $85,000 Active 75 DOM
12. 2026-06-05
    days on market $85,000 Active 72 DOM
13. 2026-06-03
    days on market $85,000 Active 71 DOM
14. 2026-06-02
    days on market $85,000 Active 70 DOM
15. 2026-06-01
    days on market $85,000 Active 69 DOM
16. 2026-05-31
    days on market $85,000 Active 68 DOM
17. 2026-05-30
    days on market $85,000 Active 67 DOM
18. 2026-03-25
    status Active 864-char remark

    Show marketing remark (864 chars)

    Located at 803 Poplar Street in the 70501 zip code, this 3-bedroom, 2-bathroom property sits on an oversized corner lot in Lafayette. This is a complete fixer-upper suited for investors looking for a full renovation project rather than a minor cosmetic update. The interior features a functional layout with large rooms and a spacious kitchen, providing significant footprint flexibility for a modern redesign without the constraints of small, narrow hallways. The property's position on a large corner lot offers rare exterior space for the area, which can support high resale demand or additional site improvements. Situated near Downtown Lafayette and the University area, the location is well-positioned for either a long-term rental hold or a fix-and-flip. This property is priced for investors aiming to maximize margins in a high-demand revitalization zone.

19. 2026-03-17
    listed $85,000 Active 864-char remark

    Show marketing remark (864 chars)

    Located at 803 Poplar Street in the 70501 zip code, this 3-bedroom, 2-bathroom property sits on an oversized corner lot in Lafayette. This is a complete fixer-upper suited for investors looking for a full renovation project rather than a minor cosmetic update. The interior features a functional layout with large rooms and a spacious kitchen, providing significant footprint flexibility for a modern redesign without the constraints of small, narrow hallways. The property's position on a large corner lot offers rare exterior space for the area, which can support high resale demand or additional site improvements. Situated near Downtown Lafayette and the University area, the location is well-positioned for either a long-term rental hold or a fix-and-flip. This property is priced for investors aiming to maximize margins in a high-demand revitalization zone.

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/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 2/10 Low
• 🌡 Heat 9/10 Extreme 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: $14,536
• − Mortgage interest: −$4,761
• − Property taxes: −$557
• − Insurance: −$425
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,473
• Taxable income: $3,994
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,194/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

2 events — show timeline

• 2026-03-25 Relisted — AcadianaMLS
• 2026-03-17 Listed $85,000 AcadianaMLS

Property tax history

+9.9%/yr

Latest (2025): $557 · -1.1% YoY. Source: county tax records.