Is 102 Northern Oak Dr in Lafayette, LA a good investment?

CashFlowRE grades it D+ with a 6.1% cap rate and $-42/mo modeled cash flow at a $229,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 102 Northern Oak Dr?

The modeled cap rate is 6.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,991/month, from CashFlowRE's rent model.

D+ Composite 45.18

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 +13.3/15.0
Cash flow +12.3/30.0
Condition / age +4.0/5.0
1% rule +3.7/10.0
DSCR +3.7/10.0
Livability +3.5/5.0
Rent growth +2.5/5.0
Schools +2.2/10.0
Appreciation +0.0/10.0

$229,000

102 Northern Oak Dr · Lafayette, LA 70507

4 bd · 2.0 ba · 1,786 sqft · SingleFamily · 95 Days on market

Good condition 6,098 sqft lot 2-car garage $128/sqft · 13% below area Est $263k · 13% under $32/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Beautiful 4 Bedroom - 2 Bath Home, Built in 2022 with nearly 1,800 Living Area. Home has had only one owner and has been meticulously well keep!!!Home has an open floorplan and flows seamlessly through Living Room, Kitchen and Dining Area, perfect for entertaining. The Kitchen has granite countertops, a large island, corner pantry and premium appliances featuring a self-cleaning convection oven with air fryer capability. (Refrigerator to remain) The abundant number of windows in the Living and Dining Area provide an ample amount of natural light to the Living space. The well- appointed Primary Suite offers a generous size Bedroom, a Bathroom with a Garden Tub and a Spacious Walk in Closet.

Key facts

Corner pantry
Premium appliances
Large island

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-42 ($-500/yr) — negative.
To cash-flow at today's rent, offer at most $223k (2.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (13.1% below list).
Recommended offer: $199k (13.1% below list) — sets the bar for 1% rule.
Cap rate 6.1% vs local median 4.9% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 376 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 37% 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 95 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
3 sale attempts since 4y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $199,098 (13.1% below list)

Questions for the listing agent

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?
It's been on market 95 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.87% ✗
Cap rate: 6.07%
Cash-on-cash: -0.78%
DSCR: 0.97
GRM: 9.6

CMA / ARV

ARV (median comp): $263,042
List price: $229,000
Delta: -12.94%
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
212 Southern Oak Dr	0.12mi	4/2.0	1,786 (0%)	2mo	$245,000	$137	93
103 Lake Oak Dr	0.11mi	4/2.0	1,786 (0%)	3mo	$241,500	$135	93
105 Chestnut Oak Dr	0.02mi	4/2.0	1,860 (+4%)	6mo	$169,900	$91	87
110 Lake Oak Dr	0.16mi	4/2.0	1,874 (+5%)	1mo	$247,500	$132	83
214 Southern Oak Dr	0.13mi	4/2.0	1,874 (+5%)	5mo	$252,500	$135	81
410 Amanda Dr	0.36mi	3/2.0 (-1)	1,818 (+2%)	0mo	$225,000	$124	75
108 Lake Oak Dr	0.15mi	3/2.0 (-1)	1,616 (-10%)	0mo	$229,500	$142	72
105 Lake Oak Dr	0.11mi	3/2.0 (-1)	1,616 (-10%)	3mo	$237,500	$147	72
306 Montreal Dr	0.39mi	4/3.0	1,729 (-3%)	3mo	$235,000	$136	70
201 Buttercup Dr	0.50mi	3/1.5 (-1)	1,688 (-6%)	5mo	$75,000	$44	56
203 Buttercup Dr	0.49mi	3/1.5 (-1)	1,675 (-6%)	5mo	$75,000	$45	55
200 Dahalia St	0.65mi	3/2.0 (-1)	1,626 (-9%)	2mo	$175,000	$108	48

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: -17.6%
Equity multiple: 0.38×
Total profit: $-39,714
Equity at exit: $34,145

10-year hold

IRR: -9.6%
Equity multiple: 0.41×
Total profit: $-37,799
Equity at exit: $19,800

Cash invested: $64,120 (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 · 10 under contract
Months of supply: 13.2 mo (8%/mo absorbed)
Median asking: $236,990 ($141/sqft)
Median days on market: 827 d
This list price: 32% of active listings are priced below it
ARV vs active asking: +4.3% 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: 376
Price-to-rent: 9.6×

Monthly cashflow live

Estimated rent: $1,991 high interval (Pro) →
Mortgage (P&I): −$1,201
Tax est. 1.5%: −$286 /mo · $3,435/yr
Insurance: −$95
HOA: −$32
Lot rent: −$0
Vacancy / Maint / Mgmt: −$418
Net cashflow: $-42

Break-even live

Break-even rent $2,044

Max offer price $222,967

Occupancy floor 97%

Sensitivity live

Price	-10% $117	-5% $37	+0% $-42	+5% $-121	+10% $-200
Rent	-10% $-199	-5% $-120	+0% $-42	+5% $37	+10% $116
Rate	-1.0pp $74	-0.5pp $17	base $-42	+0.5pp $-101	+1.0pp $-161

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: $57,250
Closing costs: $6,870
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 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	93d	1	0.10mi
13 Larkspur Ln Unit 13 Lafayette, LA	3.0	1.5	1380	$1,200	$0.87	93d	1	0.51mi
111 Salvat Dr Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	93d	1	0.77mi
105 Salvat Dr Lafayette, LA	3.0	2.0	1593	$1,740	$1.09	93d	1	0.77mi
104 Foggy Ln Lafayette, LA	3.0	2.0	1564	$1,735	$1.11	93d	1	0.80mi
206 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	93d	1	0.84mi
202 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	70d	1	0.84mi
301 Nottingham Cir Lafayette, LA	3.0	2.5	1833	$1,600	$0.87	93d	1	1.20mi

Property features AI

Finance

HOA & community: Homeowners association with an annual fee of 380

Exterior

Parking: 2 covered parking spaces2-car garage
Utilities: Natural gas (Atmos)Public sewerElectric service (city)
Home design: Single family residence
Construction: Brick veneer and frame constructionComposition roof
Exterior features: Exterior lighting

Interior

Kitchen: DishwasherDisposalGas cooktopMicrowaveElectric/Gas stove connections
Bedrooms: Primary and additional bedrooms (details not specified)
Flooring: CarpetLaminate
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air conditioning
Interior features: High ceilingsWalk-in closet(s)Granite countersLiving roomKitchenMultiple bathrooms and bedrooms
Laundry & utility: Laundry roomElectric dryer hookup

Listing history 50 events

2026-08-06

days on market $229,000 Active 95 DOM
2026-08-05

days on market $229,000 Active 94 DOM
2026-08-04

days on market $229,000 Active 93 DOM
2026-08-03

days on market $229,000 Active 92 DOM
2026-07-31

days on market $229,000 Active 89 DOM
2026-07-30

days on market $229,000 Active 88 DOM
2026-07-29

days on market $229,000 Active 87 DOM
2026-07-27

days on market $229,000 Active 85 DOM
2026-07-23

days on market $229,000 Active 81 DOM
2026-07-22

days on market $229,000 Active 80 DOM
2026-07-21

days on market $229,000 Active 79 DOM
2026-07-18

days on market $229,000 Active 76 DOM
2026-07-16

days on market $229,000 Active 74 DOM
2026-07-16

days on market $229,000 Active 73 DOM
2026-07-14

days on market $229,000 Active 72 DOM
2026-07-13

days on market $229,000 Active 71 DOM
2026-07-12

days on market $229,000 Active 70 DOM
2026-07-11

days on market $229,000 Active 69 DOM
2026-07-10

days on market $229,000 Active 68 DOM
2026-07-09

days on market $229,000 Active 67 DOM
2026-07-08

days on market $229,000 Active 66 DOM
2026-07-07

days on market $229,000 Active 65 DOM
2026-07-06

days on market $229,000 Active 64 DOM
2026-07-05

days on market $229,000 Active 63 DOM
2026-07-04

days on market $229,000 Active 62 DOM
2026-07-03

days on market $229,000 Active 61 DOM
2026-07-02

days on market $229,000 Active 60 DOM
2026-07-01

days on market $229,000 Active 59 DOM
2026-06-30

days on market $229,000 Active 58 DOM
2026-06-29

days on market $229,000 Active 57 DOM
2026-06-28

days on market $229,000 Active 56 DOM
2026-06-28

days on market $229,000 Active 55 DOM
2026-06-27

days on market $229,000 Active 54 DOM
2026-06-25

pricedays on market $229,000 Active 52 DOM
2026-06-23

days on market $230,000 Active 50 DOM
2026-06-21

days on market $230,000 Active 49 DOM
2026-06-18

days on market $230,000 Active 46 DOM
2026-06-17

days on market $230,000 Active 45 DOM
2026-06-16

days on market $230,000 Active 44 DOM
2026-06-15

days on market $230,000 Active 43 DOM
2026-06-14

days on market $230,000 Active 41 DOM
2026-06-13

days on market $230,000 Active 40 DOM
2026-06-10

days on market $230,000 Active 38 DOM
2026-06-09

days on market $230,000 Active 37 DOM
2026-06-08

days on market $230,000 Active 36 DOM
2026-06-07

days on market $230,000 Active 35 DOM
2026-06-05

days on market $230,000 Active 32 DOM
2026-06-03

pricedays on market $230,000 Active 31 DOM
2026-06-02

days on market $245,000 Active 30 DOM
2026-06-01

days on market $245,000 Active 29 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $23,892
− Mortgage interest: −$12,828
− Property taxes: −$3,435
− Insurance: −$1,145
− Repairs & maintenance: −$1,911
− Management: −$1,911
− HOA: −$384
− Depreciation: −$6,662
Taxable loss: −$4,384

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,052
After-tax cash flow: $552/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 $8,930–$26,790 screening

This well-maintained, single-family home with a good condition score and recent construction offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

Both landscaping — enhances curb appeal and adds value ↑
Both painting — refreshes interior and exterior ↑
Both HVAC maintenance — improves comfort 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 22/100

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 Northside High School F LA #186/265 Nat'l #14,491/17,239

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

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 0.57)
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%

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

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
Telecommunications	2	$23B
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

+1.8% since first listed

8 events — show timeline

2026-06-03 Price Changed $230,000 AcadianaMLS
2026-05-01 Listed $245,000 AcadianaMLS
2023-01-11 Sold (MLS) $240,500 AcadianaMLS
2022-09-08 Pending — AcadianaMLS
2022-08-30 Price Changed $242,500 AcadianaMLS
2022-07-15 Relisted — AcadianaMLS
2022-07-15 Price Changed $257,000 AcadianaMLS
2022-01-11 Listed $226,000 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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