Denton Plan · Lafayette, LA 70501

$238,500

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 960 Days on market

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Experience the Denton, a new home floor plan at Cedar Creek in Lafayette, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warran

Key facts

• 2 garage spots
• Listed 960 days

🏗️ New construction. The $238,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,522.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (0.3% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,379/mo this rent would consume 86% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 960 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 960 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $250,522
• List price: $238,500
• Delta: -4.80%
• 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
319 White Pine Dr	0.17mi	3/2.0	1,613 (-0%)	2mo	$235,500	$146	90
336 White Pine Dr	0.16mi	3/2.0	1,616 (0%)	3mo	$242,000	$150	90
333 White Pine Dr	0.17mi	3/2.0	1,613 (-0%)	2mo	$235,000	$146	90
423 Starlight Dr	0.10mi	4/2.0 (+1)	1,700 (+5%)	0mo	$230,000	$135	81
335 White Pine Dr	0.17mi	4/2.0 (+1)	1,704 (+5%)	1mo	$237,000	$139	77
334 White Pine Dr	0.16mi	3/2.0	1,447 (-10%)	6mo	$228,000	$158	70
331 White Pine Dr	0.17mi	3/2.0	1,447 (-10%)	6mo	$224,500	$155	69
322 White Pine Dr	0.17mi	3/2.0	1,447 (-10%)	6mo	$228,000	$158	69
1244 E Alexander St	0.36mi	2/2.0 (-1)	1,540 (-5%)	3mo	$155,000	$101	68
106 Kingswood Dr	0.57mi	3/2.0	1,576 (-2%)	2mo	$169,000	$107	67
204 White Pine Dr	0.14mi	4/2.0 (+1)	1,786 (+10%)	6mo	$236,000	$132	66
102 Kingswood Dr	0.59mi	3/2.0	1,775 (+10%)	4mo	$215,000	$121	52

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-20,258
• Equity at exit: $37,354

10-year hold

• IRR: 6.9%
• Equity multiple: 1.62×
• Total profit: $43,445
• Equity at exit: $21,661

Cash invested: $70,146 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,314
• Tax est. 1.5%: −$313 /mo · $3,758/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $148

Break-even live

Break-even rent $2,192

Max offer price $250,522

Occupancy floor 89%

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: $62,630
• Closing costs: $7,516
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	13d	1	0.14mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	13d	1	0.18mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	44d	1	0.69mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	21d	1	0.69mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	13d	1	0.78mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.41mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $238,500 Active 960 DOM
2. 2026-06-17
   days on market $238,500 Active 959 DOM
3. 2026-06-16
   days on market $238,500 Active 958 DOM
4. 2026-06-15
   days on market $238,500 Active 957 DOM
5. 2026-06-14
   days on market $238,500 Active 955 DOM
6. 2026-06-13
   days on market $238,500 Active 954 DOM
7. 2026-06-10
   days on market $238,500 Active 952 DOM
8. 2026-06-09
   days on market $238,500 Active 951 DOM
9. 2026-06-08
   days on market $238,500 Active 950 DOM
10. 2026-06-07
    days on market $238,500 Active 949 DOM
11. 2026-06-05
    days on market $238,500 Active 946 DOM
12. 2026-06-03
    days on market $238,500 Active 945 DOM
13. 2026-06-02
    days on market $238,500 Active 944 DOM
14. 2026-06-01
    days on market $238,500 Active 943 DOM
15. 2026-05-31
    days on market $238,500 Active 942 DOM
16. 2026-05-30
    days on market $238,500 Active 941 DOM
17. 2023-11-01
    listed $238,500 Active 1494-char remark

    Show marketing remark (1494 chars)

    Experience the Denton, a new home floor plan at Cedar Creek in Lafayette, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warran

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,548
• − Mortgage interest: −$14,033
• − Property taxes: −$3,758
• − Insurance: −$1,253
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$7,288
• Taxable loss: −$2,351
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $2,342/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

1 event — show timeline

• 2023-11-01 Listed $238,500 Zillow