121 N General Marshall St · Lafayette, LA 70501

$104,000

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 132 Days on market

Built 1979 0.50 ac lot $86/sqft · at area comps Est $115k · 10% 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 +26.9/30.0
• ARV discount +11.8/15.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• 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 charming older home offers three spacious bedrooms and two full bathrooms, blending timeless character with comfortable living. From the moment you arrive, you'll appreciate the home's classic details--such as tall ceilings, and large windows that fill the space with natural light. The living room provides a warm, inviting atmosphere, perfect for gathering. The kitchen maintains its vintage charm while offering ample cabinet space and room for a cozy breakfast table. Each bedroom is generously sized, with plenty of closet space. Dont forget about the huge back yard, Schedule your private showing today.

Key facts

• 0.5 acre lot
• Parking
• Listed 132 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 43% 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 $719 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $81k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.16% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $115,024
• List price: $104,000
• Delta: -9.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Dorian Dr	0.27mi	3/2.0	1,203 (-0%)	2mo	$164,000	$136	85
708 Louisiana Ave	0.44mi	3/2.0	1,210 (+0%)	6mo	$99,000	$82	74
210 Lilly St	0.69mi	3/1.0	1,200 (-1%)	2mo	$21,000	$18	61
324 Surrey St	0.44mi	2/1.0 (-1)	1,200 (-1%)	12mo	$90,000	$75	59
717 S Sterling St	0.45mi	3/2.0	1,109 (-8%)	10mo	$123,000	$111	57
120 1/2 Warren St	0.48mi	2/1.5 (-1)	1,215 (+1%)	21mo	$82,000	$67	52
104 Iantha St	0.26mi	3/1.0	1,119 (-7%)	24mo	$90,000	$80	52
1038 Saint Charles St	0.57mi	3/1.0	1,046 (-13%)	1mo	$57,750	$55	46
508 S Sterling St	0.53mi	3/2.0	1,076 (-11%)	18mo	$141,000	$131	42
518 S Magnolia St	0.62mi	3/2.0	1,092 (-10%)	16mo	$155,000	$142	42
310 S Sterling St	0.62mi	2/2.0 (-1)	1,066 (-12%)	7mo	$136,000	$128	41
213 Attakapas Rd	0.74mi	2/1.0 (-1)	1,034 (-14%)	20mo	$161,040	$156	16

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $7,020
• Equity at exit: $15,507

10-year hold

• IRR: 18.7%
• Equity multiple: 2.87×
• Total profit: $54,385
• Equity at exit: $8,992

Cash invested: $29,120 (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 →

ZIP-level market 70501

• Rents YoY: 7.3%
• Active inventory: 246
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$545
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $289

Break-even live

Break-even rent $836

Max offer price $104,000

Occupancy floor 71%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	43d	1	0.37mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	43d	1	0.40mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	20d	1	0.41mi
114 Choctaw Rd Lafayette, LA	2.0	1.0	1000	$1,200	$1.20	20d	1	0.82mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	43d	1	0.91mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	0.94mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	43d	1	0.97mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	20d	1	1.05mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	43d	1	1.08mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	43d	1	1.19mi
801 General Mouton Ave Unit 3 Lafayette, LA	2.0	1.0	800	$850	$1.06	43d	1	1.28mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	1.32mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	1.33mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	13d	1	1.34mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	20d	1	1.35mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	13d	1	1.35mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	43d	1	1.36mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	13d	1	1.36mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	13d	1	1.38mi
3600 E Simcoe St Lafayette, LA	1.0–3.0	1.0–2.0	1100	$1,300	$1.18	13d	5	1.38mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	20d	1	1.40mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	43d	1	1.42mi
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	43d	1	1.46mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	43d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $104,000 Active 132 DOM
2. 2026-06-17
   days on market $104,000 Active 131 DOM
3. 2026-06-16
   days on market $104,000 Active 130 DOM
4. 2026-06-15
   days on market $104,000 Active 129 DOM
5. 2026-06-14
   days on market $104,000 Active 127 DOM
6. 2026-06-13
   days on market $104,000 Active 126 DOM
7. 2026-06-10
   days on market $104,000 Active 124 DOM
8. 2026-06-09
   days on market $104,000 Active 123 DOM
9. 2026-06-08
   days on market $104,000 Active 122 DOM
10. 2026-06-07
    days on market $104,000 Active 121 DOM
11. 2026-06-05
    days on market $104,000 Active 118 DOM
12. 2026-06-03
    days on market $104,000 Active 117 DOM
13. 2026-06-02
    days on market $104,000 Active 116 DOM
14. 2026-06-01
    days on market $104,000 Active 115 DOM
15. 2026-05-31
    days on market $104,000 Active 114 DOM
16. 2026-05-30
    days on market $104,000 Active 113 DOM
17. 2026-05-01
    price $104,000 615-char remark

    Show marketing remark (615 chars)

    This charming older home offers three spacious bedrooms and two full bathrooms, blending timeless character with comfortable living. From the moment you arrive, you'll appreciate the home's classic details--such as tall ceilings, and large windows that fill the space with natural light. The living room provides a warm, inviting atmosphere, perfect for gathering. The kitchen maintains its vintage charm while offering ample cabinet space and room for a cozy breakfast table. Each bedroom is generously sized, with plenty of closet space. Dont forget about the huge back yard, Schedule your private showing today.

18. 2026-02-06
    listed $105,000 Active 615-char remark

    Show marketing remark (615 chars)

    This charming older home offers three spacious bedrooms and two full bathrooms, blending timeless character with comfortable living. From the moment you arrive, you'll appreciate the home's classic details--such as tall ceilings, and large windows that fill the space with natural light. The living room provides a warm, inviting atmosphere, perfect for gathering. The kitchen maintains its vintage charm while offering ample cabinet space and room for a cozy breakfast table. Each bedroom is generously sized, with plenty of closet space. Dont forget about the huge back yard, Schedule your private showing today.

19. 2022-03-28
    soldstatus $81,000 Sold 345-char remark

    Show marketing remark (345 chars)

    Adorable Three bedroom, two full bath home. Home comes with brand new roof and vinyl siding that is only 5 years old. You'll love the nice sized backyard that is fenced in. Home also comes with a security system with Central air and heating. Location offers quick access to the Evangeline Thruway and I-49/I-10 exit. Schedule your showing today.

20. 2022-01-31
    status Pending 345-char remark

    Show marketing remark (345 chars)

    Adorable Three bedroom, two full bath home. Home comes with brand new roof and vinyl siding that is only 5 years old. You'll love the nice sized backyard that is fenced in. Home also comes with a security system with Central air and heating. Location offers quick access to the Evangeline Thruway and I-49/I-10 exit. Schedule your showing today.

21. 2021-11-30
    listed $84,900 Active 345-char remark

    Show marketing remark (345 chars)

    Adorable Three bedroom, two full bath home. Home comes with brand new roof and vinyl siding that is only 5 years old. You'll love the nice sized backyard that is fenced in. Home also comes with a security system with Central air and heating. Location offers quick access to the Evangeline Thruway and I-49/I-10 exit. Schedule your showing 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: $864 · $72/mo
• Projected year-2 tax: $864 · $72/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 7 d/yr ≥108°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: $14,424
• − Mortgage interest: −$5,826
• − Property taxes: −$864
• − Insurance: −$520
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,025
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $3,015/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

+22.5% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $104,000 AcadianaMLS
• 2026-02-06 Listed $105,000 AcadianaMLS
• 2022-03-28 Sold (MLS) $81,000 AcadianaMLS
• 2022-01-31 Pending — AcadianaMLS
• 2021-11-30 Listed $84,900 AcadianaMLS

Property tax history

+38.9%/yr

Latest (2025): $864 · -1.1% YoY. Source: county tax records.