108 Elsinore Cir · Lafayette, LA 70508

$180,000

3 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 6 Days on market

Built 1998 4,791 sqft lot Est $192k · 6% under

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +10.3/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious home in great location! Minutes from everything! Lovely 3BR/2B home that has great utilization of space. Floor plan makes it seem much larger than sq. footage. Nice size back yard for the kids to play! Well maintained and ready to move in!

Key facts

• Quick commute
• Carpet free interior
• Spacious living room

Tags

• CARPET FREE INTERIOR
• SPACIOUS LIVING ROOM
• ENCLOSED PATIO
• ABUNDANT STORAGE SPACE
• QUICK COMMUTE

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electricity
• Home design: Single family residence
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Full privacy wood fence; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• Flooring: Tile flooring; Vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Varied ceiling heights; Vaulted ceilings; Walk-in closets; Tile countertops
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (21.6% below list).
• Recommended offer: $141k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% FRL); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL).
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 $128k; 41% 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 $141,126 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $192,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Elsinore Cir	0.10mi	3/2.0	1,257 (+1%)	1mo	$187,000	$149	93
202 Elsinore Cir	0.06mi	3/2.0	1,300 (+4%)	11mo	$187,000	$144	81
314 Highland Oaks Ln	0.32mi	2/2.0 (-1)	1,315 (+6%)	0mo	$225,000	$171	71
417 Row 1	0.25mi	3/2.0	1,401 (+12%)	3mo	$180,000	$128	65
141 Treasure Cv	0.74mi	2/2.0 (-1)	1,225 (-2%)	1mo	$219,900	$180	57
136 Edie Ann Dr	0.61mi	3/2.0	1,193 (-4%)	11mo	$183,500	$154	55
105 Darlene Dr	0.71mi	3/2.0	1,315 (+6%)	4mo	$190,000	$144	55
212 Highland Oaks Ln	0.37mi	2/2.0 (-1)	1,350 (+8%)	14mo	$213,365	$158	52
137 Edie Ann Dr	0.62mi	3/2.0	1,160 (-7%)	9mo	$175,000	$151	52
117 Treasure Cv	0.75mi	2/2.0 (-1)	1,250 (+0%)	10mo	$215,000	$172	52
110 Edie Ann Dr	0.68mi	3/2.0	1,292 (+4%)	14mo	$185,000	$143	51
127 Treasure Cv	0.74mi	2/2.0 (-1)	1,175 (-6%)	4mo	$196,000	$167	47

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-32,997
• Equity at exit: $26,839

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-40,391
• Equity at exit: $15,563

Cash invested: $50,400 (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: 473
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$944
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-21

Break-even live

Break-even rent $1,437

Max offer price $176,354

Occupancy floor 96%

Sensitivity live

Price	-10% $81	-5% $30	+0% $-21	+5% $-72	+10% $-123
Rent	-10% $-132	-5% $-76	+0% $-21	+5% $35	+10% $91
Rate	-1.0pp $70	-0.5pp $25	base $-21	+0.5pp $-67	+1.0pp $-115

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Fox Run Ave Apt 1 Lafayette, LA	2.0	2.0	1000	$975	$0.97	45d	1	0.18mi
610 Pillette Rd #206 Lafayette, LA	2.0	2.0	856	$850	$0.99	45d	1	0.23mi
101 Vieux Orleans Cir Unit A Lafayette, LA	2.0	1.0	1000	$800	$0.80	45d	1	0.25mi
404 Highland Oaks Ln Lafayette, LA	2.0	2.5	1387	$1,895	$1.37	45d	1	0.33mi
502 Highland Oaks Ln Unit A Lafayette, LA	3.0	2.5	1500	$2,750	$1.83	45d	1	0.33mi
112 Vieux Orleans Cir Unit C Lafayette, LA	2.0	1.0	900	$750	$0.83	15d	1	0.33mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	23d	1	0.43mi
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	45d	1	0.43mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	23d	1	0.45mi
221 Verot School Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,140	$1.41	15d	12	0.45mi
116 Rials Dr Unit B Lafayette, LA	2.0	2.0	1000	$775	$0.78	45d	1	0.87mi
216 Al Pearson Dr Unit B Lafayette, LA	2.0	1.5	1000	$900	$0.90	45d	1	0.88mi
300 Rials Dr Unit A Lafayette, LA	3.0	2.0	1000	$895	$0.90	45d	1	0.90mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	15d	22	0.93mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	23d	1	0.98mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	15d	23	1.19mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	45d	1	1.29mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,640	$1.77	15d	28	1.35mi

Listing history 6 events

1. 2026-06-22
   status $180,000 Pending 6 DOM
2. 2026-06-21
   days on market $180,000 Active 6 DOM
3. 2026-06-18
   days on market $180,000 Active 3 DOM
4. 2026-06-17
   days on market $180,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $180,000 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $16,935
• − Mortgage interest: −$10,083
• − Property taxes: −$1,399
• − Insurance: −$900
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$5,236
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $567/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

+109.5% since first listed

8 events — show timeline

• 2026-06-15 Listed $180,000 AcadianaMLS
• 2012-10-26 Sold (Public Records) $127,900 Public Records
• 2012-10-25 Sold (MLS) $127,900 AcadianaMLS
• 2012-07-23 Listed $129,900 AcadianaMLS
• 2001-08-17 Sold (MLS) $92,500 AcadianaMLS
• 2001-04-30 Listed $94,500 AcadianaMLS
• 1998-09-22 Sold (MLS) $85,900 AcadianaMLS
• 1998-05-29 Listed $85,900 AcadianaMLS

Property tax history

+10.4%/yr

Latest (2025): $1,399 · -1.1% YoY. Source: county tax records.