310 Monroe St · Lafayette, LA 70501

$95,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 11 Days on market

Built 1960 8,276 sqft lot $61/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Sold in ''As is Condition/No Repairs by Seller''.

Key facts

• New metal roof
• Convenient access
• Updated plumbing

Tags

• NEW METAL ROOF
• UPDATED PLUMBING
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Carport with 1 covered parking space (1 total parking space)
• Utilities: Public sewer; City electric
• Home design: Single-family residence; Fixer condition
• Construction: Wood siding; Frame construction; Metal roof
• Exterior features: Metal roof; Wood siding and frame construction; City street frontage

Interior

• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, tile and wood flooring

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 $548 ($7k/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 13.2% 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: Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,451/mo this rent would consume 52% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $68k; 39% 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 $95,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $194,488
• List price: $95,000
• Delta: -43.44%
• 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
405 N Buchanan St	0.28mi	2/2.0 (-1)	1,507 (-3%)	0mo	$65,000	$43	76
314 Monroe St	0.01mi	3/2.0	1,360 (-13%)	7mo	$194,900	$143	72
518 Evangeline Dr	0.67mi	3/2.0	1,579 (+1%)	2mo	$252,000	$160	65
123 Park Ave	0.61mi	2/2.0 (-1)	1,613 (+4%)	2mo	$155,000	$96	59
223 Lafayette St	0.20mi	4/2.0 (+1)	1,371 (-12%)	9mo	$34,000	$25	58
519 Mudd Ave	0.41mi	3/2.0	1,412 (-9%)	9mo	$145,000	$103	58
317 Cedar Crest Ct	0.57mi	3/2.0	1,433 (-8%)	9mo	$160,000	$112	53
217 S Orange St	0.56mi	3/2.0	1,490 (-4%)	18mo	$100,000	$67	52
412 S Sterling St	0.69mi	3/2.0	1,650 (+6%)	9mo	$140,000	$85	51
904 W Congress St	0.48mi	3/2.0	1,722 (+10%)	12mo	$250,000	$145	50
304 Versailles Blvd	0.64mi	2/1.0 (-1)	1,450 (-7%)	3mo	$240,000	$166	47
508 Evangeline Dr	0.65mi	2/1.0 (-1)	1,470 (-6%)	15mo	$216,000	$147	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: 22.7%
• Equity multiple: 1.98×
• Total profit: $26,118
• Equity at exit: $14,165

10-year hold

• IRR: 33.3%
• Equity multiple: 4.66×
• Total profit: $97,377
• 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: 247
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$498
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $548

Break-even live

Break-even rent $757

Max offer price $95,000

Occupancy floor 57%

Sensitivity live

Price	-10% $602	-5% $575	+0% $548	+5% $521	+10% $494
Rent	-10% $433	-5% $491	+0% $548	+5% $605	+10% $663
Rate	-1.0pp $596	-0.5pp $572	base $548	+0.5pp $523	+1.0pp $498

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	44d	1	0.23mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	14d	1	0.42mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	22d	1	0.42mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	0.45mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	44d	1	0.46mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	44d	1	0.52mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	44d	1	0.58mi
215 Versailles Blvd Unit 3 Lafayette, LA	3.0	2.0	1800	$1,675	$0.93	22d	1	0.61mi
1312 W University Ave Lafayette, LA	3.0	2.0	1700	$1,300	$0.76	44d	1	0.65mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	44d	1	0.81mi
903 Myrtle Pl Lafayette, LA	3.0	2.0	2093	$2,000	$0.96	22d	1	0.86mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	22d	1	0.86mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	14d	1	0.89mi
228 Amelia St Lafayette, LA	3.0	1.5	1796	$2,300	$1.28	22d	1	0.89mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	14d	1	0.90mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	0.92mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	1.02mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.05mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	22d	1	1.06mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	14d	1	1.06mi
517 Saint Patrick St Lafayette, LA	3.0	2.0	1600	$1,650	$1.03	22d	1	1.08mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	1.15mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	22d	1	1.16mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	22d	1	1.32mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	44d	1	1.34mi
119 Saint Julien Ave Lafayette, LA	4.0	3.0	1600	$1,785	$1.12	44d	1	1.36mi
126 S Refinery St Lafayette, LA	4.0	2.0	1550	$1,495	$0.96	44d	1	1.39mi
1140 Madeline Ave Lafayette, LA	4.0	1.0	1225	$850	$0.69	44d	1	1.41mi
121 Oakcrest Dr Lafayette, LA	3.0	2.0	1695	$1,700	$1.00	22d	1	1.47mi
104 Whittington Dr Unit C Lafayette, LA	2.0	2.5	1265	$1,695	$1.34	44d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $95,000 Active 11 DOM
2. 2026-06-18
   days on market $95,000 Active 8 DOM
3. 2026-06-17
   days on market $95,000 Active 7 DOM
4. 2026-06-16
   days on market $95,000 Active 6 DOM
5. 2026-06-15
   days on market $95,000 Active 5 DOM
6. 2026-06-14
   days on market $95,000 Active 3 DOM
7. 2026-06-13
   remarks 468-char remark
8. 2026-06-13
   pricedays on marketlisting id $95,000 Active 2 DOM
9. 2026-06-01
   days on market $110,000 Active 94 DOM
10. 2026-05-31
    days on market $110,000 Active 93 DOM
11. 2026-05-30
    days on market $110,000 Active 92 DOM
12. 2026-04-29
    price $110,000 184-char remark
13. 2026-04-07
    price $125,000 184-char remark
14. 2026-03-18
    price $160,000 184-char remark
15. 2026-02-27
    listed $180,000 Active 184-char remark
16. 2009-01-30
    soldstatus $68,500
17. 2008-05-19
    soldstatus $30,500 49-char remark

    Show marketing remark (49 chars)

    Sold in ''As is Condition/No Repairs by Seller''.

18. 2008-03-31
    listed $29,000 49-char remark

    Show marketing remark (49 chars)

    Sold in ''As is Condition/No Repairs by Seller''.

19. 2004-04-29
    soldstatus $57,000
20. 2004-02-18
    listed $66,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $725 · $60/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $17,409
• − Mortgage interest: −$5,321
• − Property taxes: −$725
• − Insurance: −$475
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$2,764
• Taxable income: $5,339
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,294/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

+43.9% since first listed

10 events — show timeline

• 2026-06-08 Listed $95,000 AcadianaMLS
• 2026-04-29 Price Changed $110,000 AcadianaMLS
• 2026-04-07 Price Changed $125,000 AcadianaMLS
• 2026-03-18 Price Changed $160,000 AcadianaMLS
• 2026-02-27 Listed $180,000 AcadianaMLS
• 2009-01-30 Sold (Public Records) $68,500 Public Records
• 2008-05-19 Sold (MLS) $30,500 AcadianaMLS
• 2008-03-31 Listed $29,000 AcadianaMLS
• 2004-04-29 Sold (MLS) $57,000 AcadianaMLS
• 2004-02-18 Listed $66,000 AcadianaMLS

Property tax history

+24.6%/yr

Latest (2025): $725 · -1.1% YoY. Source: county tax records.