105 Gauthier Rd · Lafayette, LA 70501

$95,000

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 3 Days on market

Built 1976 4,356 sqft lot Est $148k · 36% 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 +8.8/10.0
• 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

Great Investment property or starter home! This 3-bedroom, 2-bathroom cottage has been fully renovated to include a new hot water heater and roof that was installed in June 2021. Home is priced well below the appraised value. This property has so much potential, you have to see it for yourself. Call today to schedule your private showing.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1976

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric
• Home design: Single family residence
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Wood fencing; Porch; City street frontage

Interior

• Kitchen: Electric stove
• Flooring: Vinyl tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed; Cooling present (type not specified)
• Interior features: Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.8% 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: Woodvale Elementary School (math 56% / reading 59%, grade C+, #76 of 646 statewide, top 12%, 890 students, 56% FRL); Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $1,315/mo this rent would consume 47% 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $148,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 S Sterling St	0.30mi	3/2.0	1,109 (-4%)	10mo	$123,000	$111	71
708 Louisiana Ave	0.46mi	3/2.0	1,210 (+4%)	6mo	$99,000	$82	66
210 Lilly St	0.51mi	3/1.0	1,200 (+3%)	2mo	$21,000	$18	65
1038 Saint Charles St	0.41mi	3/1.0	1,046 (-10%)	1mo	$57,750	$55	60
113 Dorian Dr	0.71mi	3/2.0	1,203 (+4%)	2mo	$164,000	$136	59
1402 Jefferson St #102	0.65mi	2/2.5 (-1)	1,091 (-6%)	2mo	$145,000	$133	51
324 Surrey St	0.52mi	2/1.0 (-1)	1,200 (+3%)	12mo	$90,000	$75	51
310 S Sterling St	0.54mi	2/2.0 (-1)	1,066 (-8%)	7mo	$136,000	$128	50
1402 Jefferson St #203	0.65mi	2/1.5 (-1)	1,090 (-6%)	4mo	$120,000	$110	49
801 Cleveland St	0.58mi	3/1.0	1,020 (-12%)	3mo	$145,000	$142	47
300 Roosevelt St Unit A	0.69mi	2/1.5 (-1)	1,070 (-8%)	3mo	$150,000	$140	46
314 Cleveland St	0.74mi	3/1.0	1,300 (+12%)	3mo	$205,000	$158	39

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: 12.9%
• Equity multiple: 1.54×
• Total profit: $14,377
• Equity at exit: $14,165

10-year hold

• IRR: 25.0%
• Equity multiple: 3.64×
• Total profit: $70,157
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$498
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $373

Break-even live

Break-even rent $843

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	20d	1	0.25mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	43d	1	0.55mi
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	43d	1	0.58mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	43d	1	0.61mi
801 General Mouton Ave Unit 3 Lafayette, LA	2.0	1.0	800	$850	$1.06	43d	1	0.62mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	43d	1	0.62mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	0.69mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	0.73mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	0.76mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	13d	1	0.77mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	43d	1	0.79mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	13d	1	0.80mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	20d	1	0.83mi
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	43d	1	0.83mi
114 Choctaw Rd Lafayette, LA	2.0	1.0	1000	$1,200	$1.20	20d	1	0.91mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	43d	1	0.97mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	20d	1	0.97mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	13d	1	0.97mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	13d	1	1.08mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	13d	1	1.08mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	43d	1	1.09mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	43d	1	1.09mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	20d	1	1.11mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	43d	1	1.17mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	43d	1	1.25mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	43d	1	1.37mi
3600 E Simcoe St Lafayette, LA	1.0–3.0	1.0–2.0	1100	$1,300	$1.18	13d	5	1.44mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	43d	1	1.44mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	20d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $95,000 Active 3 DOM
2. 2026-06-17
   days on market $95,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $95,000 Active 1 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: $741 · $62/mo
• Projected year-2 tax: $741 · $62/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $15,778
• − Mortgage interest: −$5,321
• − Property taxes: −$741
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,764
• Taxable income: $3,155
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,716/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

+698.3% since first listed

16 events — show timeline

• 2026-06-15 Listed $95,000 AcadianaMLS
• 2026-05-30 Rental Removed $1,095 BUILDIUM
• 2026-04-07 Listed for Rent $1,095 BUILDIUM
• 2026-03-28 Rental Removed $1,095 BUILDIUM
• 2025-12-31 Listed for Rent $1,095 BUILDIUM
• 2025-10-22 Rental Removed $1,095 BUILDIUM
• 2025-10-11 Price Changed $1,095 BUILDIUM
• 2025-09-22 Price Changed $1,195 BUILDIUM
• 2025-07-13 Listed for Rent $1,395 BUILDIUM
• 2025-04-09 Rental Removed $1,095 BUILDIUM
• 2025-03-17 Listed for Rent $1,095 BUILDIUM
• 2022-09-23 Sold (MLS) $75,000 AcadianaMLS
• 2022-07-19 Pending — AcadianaMLS
• 2022-07-14 Listed $95,000 AcadianaMLS
• 1999-12-07 Sold (MLS) $9,500 AcadianaMLS
• 1999-10-04 Listed $11,900 AcadianaMLS

Property tax history

+8.9%/yr

Latest (2025): $741 · -1.1% YoY. Source: county tax records.