408 E Martial Ave · Lafayette, LA 70508

$188,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 9 Days on market

Built 1996 10,454 sqft lot Est $335k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DEVIN HOMES WILL PAY UP TO $2800 IN TOWARDS CLOSING OR INTERIOR FURNISHINGS HOME COMPLETED WITH MANY EXTRAS BEING IN THE PARADE OF HOMES BEAUTY AND CHARM SURROUNDS THIS BEAUTIFUL NEW CONSTRUCTION. SPLIT FLOOR PLAN, DINING ROOM WITH DOUBLE TREY CEILING AND BRAZILIAN CHERRY WOOD FLRING. FLOOD ZONE C. LRG CORNER LOT. *UC TAKING BUPS TILL LOAN APPV.

Key facts

• Large living room
• Dining room
• Fenced backyard

Tags

• CORNER LOT
• LARGE LIVING ROOM
• FIREPLACE
• OPEN KITCHEN
• DINING ROOM
• FENCED BACKYARD

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Gas service by Atmos; Public sewer; Electric service by city
• Home design: Single family residence; City street frontage; Paved road access
• Construction: Brick veneer and stucco exterior; Composition roof
• Exterior features: Full wood fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Vaulted ceilings; Tile counters; 1 fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Cap rate 13.7% 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.
• Zoned schools: Edgar Martin Middle School (math 40% / reading 53%, grade D+, #41 of 218 statewide, top 19%, 490 students, 59% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 42% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k 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 + 1.2% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $152k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $188,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.62% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.28%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $334,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Ashland Park Dr	0.12mi	3/2.0	2,125 (+7%)	1mo	$312,500	$147	82
108 Eldridge Dr	0.23mi	3/2.0	1,885 (-5%)	10mo	$290,000	$154	72
206 Porch View Dr	0.37mi	3/2.0	2,005 (+1%)	14mo	$458,450	$229	70
205 Hearth St	0.37mi	3/2.0	2,015 (+1%)	13mo	$469,999	$233	70
130 Hathaway Dr	0.43mi	3/2.0	2,000 (+0%)	12mo	$299,900	$150	70
210 Porch View Dr	0.37mi	3/3.0	1,947 (-2%)	12mo	$415,000	$213	65
213 Durham Dr	0.25mi	3/2.0	1,757 (-12%)	4mo	$295,000	$168	65
219 Durham Dr	0.28mi	3/2.0	1,757 (-12%)	4mo	$295,000	$168	64
118 Durham Dr	0.17mi	3/2.0	1,785 (-10%)	16mo	$300,000	$168	61
122 Thrush Loop	0.50mi	3/2.5	2,156 (+8%)	8mo	$290,000	$135	54
102 Hearth St	0.37mi	3/2.0	2,227 (+12%)	16mo	$470,000	$211	50
114 Tern Cir	0.46mi	3/2.0	1,753 (-12%)	16mo	$257,500	$147	46

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.20×
• Total profit: $10,752
• Equity at exit: $28,031

10-year hold

• IRR: 12.9%
• Equity multiple: 1.93×
• Total profit: $48,979
• Equity at exit: $16,255

Cash invested: $52,640 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,042 high
• Mortgage (P&I): −$986
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$78
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $726

Break-even live

Break-even rent $2,123

Max offer price $188,000

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Student Ln Lafayette, LA	3.0	2.0	1976	$3,500	$1.77	43d	1	0.01mi
202 Student Ln Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	43d	1	0.02mi
406 E Martial Ave Lafayette, LA	4.0	2.0	2017	$5,000	$2.48	43d	1	0.03mi
404 E Martial Ave Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	43d	1	0.07mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	43d	1	0.08mi
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	44d	1	0.14mi
150 La Rue Vil Lafayette, LA	3.0	2.0	1650	$1,650	$1.00	13d	1	0.17mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,535	$1.47	13d	5	0.30mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,875	$1.57	13d	15	0.35mi
119 Coconut Grove Cir Lafayette, LA	3.0	2.5	1600	$1,800	$1.12	43d	1	0.38mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$2,342	$1.88	13d	16	0.46mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$2,030	$1.98	21d	15	0.75mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,848	$1.80	13d	12	0.77mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	43d	1	0.88mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	43d	1	0.99mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	13d	1	0.99mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	43d	1	1.04mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,795	$1.63	13d	10	1.08mi
102 Orchard Park Ave Lafayette, LA	4.0	3.0	2464	$4,200	$1.70	13d	1	1.14mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	13d	23	1.25mi
207 Summerland Key Ln Lafayette, LA	4.0	3.0	2018	$2,350	$1.16	44d	1	1.37mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	43d	1	1.39mi
113 Templeton Dr Lafayette, LA	3.0	2.5	2050	$3,000	$1.46	43d	1	1.40mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	21d	1	1.41mi
1003 Camellia Blvd Unit 200 Lafayette, LA	3.0	3.0	2550	$3,800	$1.49	43d	1	1.47mi
13 Heatherstone Dr Lafayette, LA	3.0	2.0	1995	$2,800	$1.40	21d	1	1.50mi

Listing history 9 events

1. 2026-06-09
   status $188,000 Pending 9 DOM
2. 2026-06-08
   days on market $188,000 Active 9 DOM
3. 2026-06-07
   days on market $188,000 Active 8 DOM
4. 2026-06-05
   days on market $188,000 Active 5 DOM
5. 2026-06-03
   days on market $188,000 Active 4 DOM
6. 2026-06-02
   days on market $188,000 Active 3 DOM
7. 2026-06-01
   days on market $188,000 Active 2 DOM
8. 2026-05-31
   remarks 277-char remark
9. 2026-05-31
   listed $188,000 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: $2,234 · $186/mo
• Projected year-2 tax: $2,234 · $186/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 6/10 Major FEMA zone AE · 72% 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: $36,506
• − Mortgage interest: −$10,531
• − Property taxes: −$2,234
• − Insurance: −$6,058
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − Depreciation: −$5,469
• Taxable income: $6,372
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $7,187/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+24.1% since first listed

3 events — show timeline

• 2026-05-30 Listed $188,000 AcadianaMLS
• 1996-08-23 Sold (MLS) $151,500 AcadianaMLS
• 1996-03-18 Listed $151,500 AcadianaMLS

Property tax history

+7.1%/yr

Latest (2025): $2,234 · -1.1% YoY. Source: county tax records.