116 Bellot St · Lafayette, LA 70501

$59,900

2 bd · 1.0 ba · 733 sqft · SingleFamily public records · 52 Days on market

Built 1860 6,098 sqft lot $82/sqft · 21% above area Est $50k · 21% over

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Why this score? — see what drove the C+ 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
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUIET NEIGHBORHODD, NEEDS REPAIRS, BEING SOLD AS IS.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1860

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service: city
• Home design: Single family residence
• Construction: HardiPlank-type construction
• Exterior features: HardiPlank-type exterior

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: other; Cooling: other
• Interior features: Cooling present (other type); Heating present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 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) — zoned schools average 76% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: built in 1860 — 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.41%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $49,690
• List price: $59,900
• Delta: 20.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Sherman St	0.48mi	2/1.0	750 (+2%)	2mo	$100,000	$133	72
403 Railroad St	0.52mi	2/1.0	724 (-1%)	8mo	$75,000	$104	67
800 N St Antoine St	0.59mi	2/1.0	742 (+1%)	14mo	$95,000	$128	59
616 N Sterling St	0.35mi	2/1.0	650 (-11%)	14mo	$53,750	$83	53
421 N Saint Antoine St	0.60mi	2/1.0	791 (+8%)	8mo	$47,500	$60	52
1014 N Pierce St	0.73mi	2/1.0	750 (+2%)	17mo	$47,000	$63	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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.02×
• Total profit: $17,041
• Equity at exit: $8,931

10-year hold

• IRR: 33.9%
• Equity multiple: 4.73×
• Total profit: $62,500
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $907 high
• Mortgage (P&I): −$314
• Tax from tax record: −$23 /mo · $270/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $355

Break-even live

Break-even rent $458

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $389	-5% $372	+0% $355	+5% $338	+10% $321
Rent	-10% $283	-5% $319	+0% $355	+5% $391	+10% $427
Rate	-1.0pp $385	-0.5pp $370	base $355	+0.5pp $340	+1.0pp $324

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	14d	1	0.07mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	22d	1	0.61mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	14d	7	0.93mi
617 E Vermilion St Unit A Lafayette, LA	1.0	1.0	517	$999	$1.93	14d	1	0.99mi
617 E Vermilion St Unit C Lafayette, LA	2.0	1.0	625	$1,199	$1.92	14d	1	0.99mi
1901 W University Ave Lafayette, LA	2.0	1.0	600	$800	$1.33	14d	1	1.06mi
127 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	22d	1	1.17mi
125 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	22d	1	1.17mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	14d	1	1.26mi
327 General Mouton Ave Lafayette, LA	1.0	1.0	580	$800	$1.38	44d	1	1.28mi
1318 Lee Ave Unit C7 Lafayette, LA	1.0	1.0	450	$1,150	$2.56	14d	1	1.28mi
1318 Lee Ave Unit B6 Lafayette, LA	1.0	1.0	400	$750	$1.88	22d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $59,900 Active 52 DOM
2. 2026-06-17
   days on market $59,900 Active 51 DOM
3. 2026-06-16
   days on market $59,900 Active 50 DOM
4. 2026-06-15
   days on market $59,900 Active 49 DOM
5. 2026-06-14
   days on market $59,900 Active 47 DOM
6. 2026-06-13
   days on market $59,900 Active 46 DOM
7. 2026-06-10
   days on market $59,900 Active 44 DOM
8. 2026-06-09
   days on market $59,900 Active 43 DOM
9. 2026-06-08
   days on market $59,900 Active 42 DOM
10. 2026-06-07
    days on market $59,900 Active 41 DOM
11. 2026-06-05
    days on market $59,900 Active 38 DOM
12. 2026-06-03
    days on market $59,900 Active 37 DOM
13. 2026-06-02
    days on market $59,900 Active 36 DOM
14. 2026-06-01
    days on market $59,900 Active 35 DOM
15. 2026-05-31
    days on market $59,900 Active 34 DOM
16. 2026-05-30
    days on market $59,900 Active 33 DOM
17. 2026-04-27
    listed $59,900 Active 764-char remark
18. 2022-06-08
    soldstatus $650,000
19. 1994-05-03
    soldstatus $9,125 52-char remark

    Show marketing remark (52 chars)

    QUIET NEIGHBORHODD, NEEDS REPAIRS, BEING SOLD AS IS.

20. 1994-03-31
    listed $10,000 52-char remark

    Show marketing remark (52 chars)

    QUIET NEIGHBORHODD, NEEDS REPAIRS, BEING SOLD AS IS.

ⓘ 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: $270 · $23/mo
• Projected year-2 tax: $329 · $27/mo
• Expected delta: +$59/yr (+$5/mo · 21.8%)

ⓘ 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 8/10 Severe 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: $10,888
• − Mortgage interest: −$3,355
• − Property taxes: −$270
• − Insurance: −$300
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,743
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $3,427/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

+499.0% since first listed

4 events — show timeline

• 2026-04-27 Listed $59,900 AcadianaMLS
• 2022-06-08 Sold (Public Records) $650,000 Public Records
• 1994-05-03 Sold (MLS) $9,125 AcadianaMLS
• 1994-03-31 Listed $10,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $270 · -1.1% YoY. Source: county tax records.