310 Sampson St · Lafayette, LA 70501

$14,900

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 114 Days on market

Built 1955 6,098 sqft lot $10/sqft · 89% below area ↓ 40% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This single family home with 2-bedroom and 1-bath is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

Key facts

• Close to parks
• Close to schools
• Close to restaurants

Tags

• CENTRAL LOCATION
• CLOSE TO PARKS
• CLOSE TO SHOPS
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 75.7% 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 (+7.3%/yr); 246 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $13,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
8. 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.
9. 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.
10. 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: 8.19% ✓
• Cap rate: 75.71%
• Cash-on-cash: 247.92%
• DSCR: 12.03
• GRM: 1.0

CMA / ARV

• ARV (median comp): $87,162
• List price: $14,900
• Delta: -82.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 N Buchanan St	0.13mi	2/2.0	1,507 (+5%)	0mo	$65,000	$43	82
519 Mudd Ave	0.20mi	3/2.0 (+1)	1,412 (-2%)	9mo	$145,000	$103	71
314 Monroe St	0.37mi	3/2.0 (+1)	1,360 (-6%)	7mo	$194,900	$143	59
123 Park Ave	0.45mi	2/2.0	1,613 (+12%)	2mo	$155,000	$96	54
305 N Magnolia St	0.29mi	3/1.0 (+1)	1,540 (+7%)	22mo	$53,000	$34	52
528 Lafayette St	0.58mi	3/1.0 (+1)	1,400 (-3%)	20mo	$175,000	$125	47
217 S Orange St	0.57mi	3/2.0 (+1)	1,490 (+4%)	18mo	$100,000	$67	44
126 Hayes Dr	0.74mi	3/2.0 (+1)	1,350 (-6%)	17mo	$146,500	$109	32
412 S Sterling St	0.69mi	3/2.0 (+1)	1,650 (+15%)	9mo	$140,000	$85	27

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: —
• Equity multiple: 14.92×
• Total profit: $58,074
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 36.08×
• Total profit: $146,356
• Equity at exit: $1,288

Cash invested: $4,172 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$78
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $862

Break-even live

Break-even rent $129

Max offer price $14,900

Occupancy floor 24%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	0.06mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	43d	1	0.34mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.41mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	43d	1	0.61mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	13d	1	0.81mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	21d	1	0.81mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	43d	1	0.83mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	43d	1	0.86mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	13d	7	0.86mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	43d	1	0.91mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	0.96mi
215 Versailles Blvd Unit 3 Lafayette, LA	3.0	2.0	1800	$1,675	$0.93	21d	1	0.98mi
1312 W University Ave Lafayette, LA	3.0	2.0	1700	$1,300	$0.76	43d	1	1.00mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	13d	1	1.06mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	13d	1	1.06mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	43d	1	1.09mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	21d	1	1.10mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	1.11mi
317 W University Ave Apt 4 Lafayette, LA	1.0	1.0	1000	$1,100	$1.10	43d	1	1.18mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	21d	1	1.21mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.23mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.23mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	13d	1	1.23mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	1.23mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	1.26mi
228 Amelia St Lafayette, LA	3.0	1.5	1796	$2,300	$1.28	21d	1	1.27mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	43d	1	1.28mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	43d	1	1.30mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	1.37mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	43d	1	1.39mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	1.39mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	43d	1	1.41mi
517 Saint Patrick St Lafayette, LA	3.0	2.0	1600	$1,650	$1.03	21d	1	1.45mi

Listing history 4 events

1. 2026-05-20
   status Pending 210-char remark

   Show marketing remark (210 chars)

   This single family home with 2-bedroom and 1-bath is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

2. 2026-04-02
   price $14,900 210-char remark

   Show marketing remark (210 chars)

   This single family home with 2-bedroom and 1-bath is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

3. 2026-02-23
   price $19,900 210-char remark

   Show marketing remark (210 chars)

   This single family home with 2-bedroom and 1-bath is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

4. 2026-01-23
   listed $24,900 Active 210-char remark

   Show marketing remark (210 chars)

   This single family home with 2-bedroom and 1-bath is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $212 · $18/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 ≥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: $14,642
• − Mortgage interest: −$835
• − Property taxes: −$212
• − Insurance: −$74
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$433
• Taxable income: $10,745
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $7,764/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

-40.2% since first listed

4 events — show timeline

• 2026-05-20 Pending — AcadianaMLS
• 2026-04-02 Price Changed $14,900 AcadianaMLS
• 2026-02-23 Price Changed $19,900 AcadianaMLS
• 2026-01-23 Listed $24,900 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $212 · -1.1% YoY. Source: county tax records.