116 Trojan Pl · Lafayette, LA 70508

$215,000

4 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 55 Days on market

Built 1981 9,583 sqft lot $145/sqft · 20% above area Est $192k · 12% over

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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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated 4-bedroom, 2-bathroom gem nestled in a peaceful Lafayette neighborhood. Boasting 1,580 square feet of thoughtfully designed living space, this home features modern laminate flooring, a cozy family room, and a bright breakfast nook perfect for morning gatherings. The mud room, pantry, and workshop storage add practical charm, while the in-unit laundry and included appliances--dishwasher, microwave, refrigerator, and freezer--offer everyday convenience.Outside, the home's striking blend of shingle, brick, and metal siding is complemented by a durable composition roof. Enjoy outdoor living on the patio or take advantage of the off-street parking for up to three vehicles. Situated on a generous 9,583-square-foot lot, there's plenty of room to relax or entertain.Location is key--this home offers seamless access to Hwy 92, Pinhook Road, Albertson's Parkway, and the Ambassador Caffery Extension to Hwy 90. You'll be just minutes from shopping, dining, and the new Super One food store. Listed at $219,900 (about $139 per square foot), this property is a rare find in today's market.

Key facts

• Pantry
• Workshop storage
• Cozy family room

Tags

• MODERN LAMINATE FLOORING
• COZY FAMILY ROOM
• BRIGHT BREAKFAST NOOK
• MUD ROOM
• PANTRY
• WORKSHOP STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $198k (7.8% below list).
• Recommended offer: $198k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+1.2%/yr); 464 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $198,274 (7.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $192,180
• List price: $215,000
• Delta: 11.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Trojan Pl	0.03mi	3/2.0 (-1)	1,387 (-6%)	11mo	$203,000	$146	74
107 Brigante Pl	0.43mi	3/2.0 (-1)	1,505 (+2%)	5mo	$187,000	$124	68
102 Whipple Ave	0.31mi	4/2.0	1,655 (+12%)	2mo	$208,000	$126	64
213 Lynn Dr	0.27mi	3/2.0 (-1)	1,633 (+10%)	2mo	$190,000	$116	63
104 Lynn Dr	0.30mi	3/1.0 (-1)	1,349 (-9%)	1mo	$110,000	$82	62
102 Patricia Ann Pl	0.45mi	3/2.0 (-1)	1,623 (+10%)	2mo	$220,500	$136	56
106 Patricia Ann Pl	0.44mi	3/2.0 (-1)	1,591 (+8%)	8mo	$194,500	$122	56
102 Lucas Cir	0.41mi	3/2.0 (-1)	1,593 (+8%)	11mo	$197,000	$124	54
107 Mosser Dr	0.34mi	3/2.0 (-1)	1,322 (-11%)	10mo	$189,900	$144	53
121 Lynn Dr	0.29mi	3/1.5 (-1)	1,280 (-14%)	10mo	$200,000	$156	49
213 Tennyson Dr	0.74mi	4/2.0	1,684 (+14%)	6mo	$300,000	$178	38
147 Heathwood Dr	0.66mi	3/2.0 (-1)	1,675 (+13%)	12mo	$293,000	$175	32

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-21,389
• Equity at exit: $32,057

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-10,814
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $267

Break-even live

Break-even rent $1,645

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $389	-5% $328	+0% $267	+5% $206	+10% $145
Rent	-10% $110	-5% $189	+0% $267	+5% $345	+10% $424
Rate	-1.0pp $375	-0.5pp $322	base $267	+0.5pp $211	+1.0pp $155

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Rials Dr Unit A Lafayette, LA	3.0	2.0	1000	$895	$0.90	44d	1	0.74mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	21d	1	0.74mi
200 Tennyson Dr Broussard, LA	3.0	2.5	1843	$2,300	$1.25	14d	1	0.74mi
200 Tennyson Dr Broussard, LA	3.0	2.0	1843	$2,495	$1.35	44d	1	0.74mi
404 Sparrowhawk St Broussard, LA	3.0	2.0	1825	$2,200	$1.21	14d	1	0.91mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	44d	1	0.93mi
304 Barataria Bay Pt Lafayette, LA	3.0	2.5	1712	$1,800	$1.05	44d	1	1.32mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	14d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $215,000 Active 55 DOM
2. 2026-06-17
   days on market $215,000 Active 54 DOM
3. 2026-06-16
   days on market $215,000 Active 53 DOM
4. 2026-06-15
   days on market $215,000 Active 52 DOM
5. 2026-06-14
   days on market $215,000 Active 50 DOM
6. 2026-06-13
   days on market $215,000 Active 49 DOM
7. 2026-06-10
   days on market $215,000 Active 47 DOM
8. 2026-06-09
   days on market $215,000 Active 46 DOM
9. 2026-06-09
   price $215,000 Active 45 DOM
10. 2026-06-08
    days on market $219,000 Active 45 DOM
11. 2026-06-07
    days on market $219,000 Active 44 DOM
12. 2026-06-05
    days on market $219,000 Active 41 DOM
13. 2026-06-03
    days on market $219,000 Active 40 DOM
14. 2026-06-02
    days on market $219,000 Active 39 DOM
15. 2026-06-01
    days on market $219,000 Active 38 DOM
16. 2026-05-31
    days on market $219,000 Active 37 DOM
17. 2026-05-30
    days on market $219,000 Active 36 DOM
18. 2026-05-11
    status Active 1123-char remark

    Show marketing remark (1123 chars)

    Step into this beautifully updated 4-bedroom, 2-bathroom gem nestled in a peaceful Lafayette neighborhood. Boasting 1,580 square feet of thoughtfully designed living space, this home features modern laminate flooring, a cozy family room, and a bright breakfast nook perfect for morning gatherings. The mud room, pantry, and workshop storage add practical charm, while the in-unit laundry and included appliances--dishwasher, microwave, refrigerator, and freezer--offer everyday convenience.Outside, the home's striking blend of shingle, brick, and metal siding is complemented by a durable composition roof. Enjoy outdoor living on the patio or take advantage of the off-street parking for up to three vehicles. Situated on a generous 9,583-square-foot lot, there's plenty of room to relax or entertain.Location is key--this home offers seamless access to Hwy 92, Pinhook Road, Albertson's Parkway, and the Ambassador Caffery Extension to Hwy 90. You'll be just minutes from shopping, dining, and the new Super One food store. Listed at $219,900 (about $139 per square foot), this property is a rare find in today's market.

19. 2026-05-04
    status Pending 1123-char remark

    Show marketing remark (1123 chars)

    Step into this beautifully updated 4-bedroom, 2-bathroom gem nestled in a peaceful Lafayette neighborhood. Boasting 1,580 square feet of thoughtfully designed living space, this home features modern laminate flooring, a cozy family room, and a bright breakfast nook perfect for morning gatherings. The mud room, pantry, and workshop storage add practical charm, while the in-unit laundry and included appliances--dishwasher, microwave, refrigerator, and freezer--offer everyday convenience.Outside, the home's striking blend of shingle, brick, and metal siding is complemented by a durable composition roof. Enjoy outdoor living on the patio or take advantage of the off-street parking for up to three vehicles. Situated on a generous 9,583-square-foot lot, there's plenty of room to relax or entertain.Location is key--this home offers seamless access to Hwy 92, Pinhook Road, Albertson's Parkway, and the Ambassador Caffery Extension to Hwy 90. You'll be just minutes from shopping, dining, and the new Super One food store. Listed at $219,900 (about $139 per square foot), this property is a rare find in today's market.

20. 2026-04-16
    listed $219,000 Active 1123-char remark

    Show marketing remark (1123 chars)

    Step into this beautifully updated 4-bedroom, 2-bathroom gem nestled in a peaceful Lafayette neighborhood. Boasting 1,580 square feet of thoughtfully designed living space, this home features modern laminate flooring, a cozy family room, and a bright breakfast nook perfect for morning gatherings. The mud room, pantry, and workshop storage add practical charm, while the in-unit laundry and included appliances--dishwasher, microwave, refrigerator, and freezer--offer everyday convenience.Outside, the home's striking blend of shingle, brick, and metal siding is complemented by a durable composition roof. Enjoy outdoor living on the patio or take advantage of the off-street parking for up to three vehicles. Situated on a generous 9,583-square-foot lot, there's plenty of room to relax or entertain.Location is key--this home offers seamless access to Hwy 92, Pinhook Road, Albertson's Parkway, and the Ambassador Caffery Extension to Hwy 90. You'll be just minutes from shopping, dining, and the new Super One food store. Listed at $219,900 (about $139 per square foot), this property is a rare find in today's market.

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$195/yr (+$16/mo · 19.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $23,793
• − Mortgage interest: −$12,043
• − Property taxes: −$988
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$6,255
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $3,294/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

• County: Lafayette Parish · 207,544 people
• City population: 24
• 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

3 events — show timeline

• 2026-05-11 Relisted — AcadianaMLS
• 2026-05-04 Pending — AcadianaMLS
• 2026-04-16 Listed $219,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $988 · -1.3% YoY. Source: county tax records.