303 Brattle Ct · Lafayette, LA 70506

$227,617

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 61 Days on market

Built 2026 Good condition 6,000 sqft lot $168/sqft · 9% below area Est $249k · 9% under

---

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).

• ARV discount +11.4/15.0
• Cash flow +9.5/30.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This CROYDON IV H has an open floor plan with 3 bedrooms & 2 full bathrooms! This home includes an upgraded cabinet package & luxury vinyl plank flooring added in the primary bedroom. Special plan features: granite counters, luxury vinyl plank flooring in living room & all wet areas, walk-in closet in primary bathroom, structured wiring panel box, smart connect Wi-Fi thermostat, tank-less gas water heater, low E tilt-in windows, post tension slab, covered patio, fully sodded yard with seasonal landscaping & much more.

Key facts

• Open floor plan
• Walk-in closet
• Granite counters

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINET PACKAGE
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERS
• WALK-IN CLOSET
• STRUCTURED WIRING PANEL BOX

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (21.4% below list).
• Recommended offer: $179k (21.4% below list) — sets the bar for 1% rule.

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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 613 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/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 $2k of loan paydown is wiped out by about $7k 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 61 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,937 (21.4% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $249,473
• List price: $227,617
• Delta: -8.76%
• 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
122 Betrillo Ct	0.11mi	3/2.0	1,356 (0%)	0mo	$226,897	$167	95
205 Wakely Ct	0.22mi	3/2.0	1,356 (0%)	1mo	$227,617	$168	89
113 Wakely Ct	0.24mi	3/2.0	1,356 (0%)	4mo	$227,077	$167	85
205 Brattle Ct	0.19mi	3/2.0	1,463 (+8%)	3mo	$237,365	$162	75
173 Southfield Pkwy	0.55mi	3/1.5	1,348 (-1%)	1mo	$139,000	$103	71
185 Southfield Pkwy	0.53mi	3/1.5	1,350 (-0%)	4mo	$140,000	$104	69
132 Southfield Pkwy	0.63mi	3/1.5	1,350 (-0%)	3mo	$137,000	$101	65
135 Segovia Way	0.73mi	3/2.0	1,356 (0%)	4mo	$220,000	$162	63
206 Southfield Pkwy	0.51mi	3/1.5	1,280 (-6%)	3mo	$126,000	$98	62
344 Ridge Rd	0.51mi	3/2.0	1,522 (+12%)	4mo	$160,000	$105	52
208 Palms Dr	0.69mi	3/1.0	1,221 (-10%)	2mo	$143,000	$117	45
129 Hummingbird Ln	0.57mi	2/2.0 (-1)	1,173 (-14%)	5mo	$150,000	$128	41

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.29×
• Total profit: $-44,971
• Equity at exit: $33,938

10-year hold

• IRR: -10.8%
• Equity multiple: 0.32×
• Total profit: $-43,564
• Equity at exit: $19,680

Cash invested: $63,733 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 23 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $245,092 ($155/sqft)
• Median days on market: 223 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +19.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 613
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,194
• Tax est. 1.5%: −$285 /mo · $3,414/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-159

Break-even live

Break-even rent $1,991

Max offer price $204,550

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-81	+0% $-159	+5% $-238	+10% $-317
Rent	-10% $-301	-5% $-230	+0% $-159	+5% $-89	+10% $-18
Rate	-1.0pp $-45	-0.5pp $-102	base $-159	+0.5pp $-218	+1.0pp $-278

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: $56,904
• Closing costs: $6,829
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	116d	1	0.07mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	109d	1	0.18mi
123 Township Ln Apt A Lafayette, LA	2.0	1.5	900	$975	$1.08	6d	1	0.39mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1144	$1,675	$1.46	0d	13	0.40mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	0d	29	0.43mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,570	$1.44	0d	3	0.50mi
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	109d	1	0.60mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,273	$1.57	0d	110	0.61mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	139d	1	0.65mi
306 Tall Meadows Ln Lafayette, LA	4.0	2.0	1865	$1,950	$1.05	6d	1	0.73mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	139d	1	0.74mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	116d	1	0.75mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	116d	1	0.77mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	6d	1	0.79mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	116d	1	0.79mi
109 Alpine Meadows Ln Lafayette, LA	4.0	2.0	1858	$2,185	$1.18	6d	1	0.81mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	116d	1	0.81mi
106 Lightbourne Dr Lafayette, LA	3.0	2.0	1356	$2,000	$1.47	6d	1	0.81mi
111 Millie Park Lafayette, LA	3.0	2.5	1648	$1,700	$1.03	6d	1	0.85mi
204 Sparkling Meadows Ln Lafayette, LA	3.0	2.0	1463	$1,795	$1.23	6d	1	0.85mi
107 Segovia Way Lafayette, LA	3.0	2.0	1356	$1,700	$1.25	6d	1	0.86mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	116d	1	0.92mi
106 Beauchamp Ln Lafayette, LA	3.0	2.0	1811	$2,195	$1.21	3d	1	0.97mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	116d	1	1.10mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,720	$1.63	0d	13	1.11mi
1000 Robley Dr Lafayette, LA	1.0–2.0	1.0–2.0	804	$1,315	$1.64	0d	19	1.14mi
203 Elmwood Dr Lafayette, LA	3.0	2.0	1530	$1,550	$1.01	6d	1	1.22mi
101 Boxwood Dr Lafayette, LA	3.0	2.0	1537	$1,800	$1.17	6d	1	1.34mi
709 Rosedown Ln Lafayette, LA	3.0	2.0	1800	$1,700	$0.94	139d	1	1.43mi

Listing history 14 events

1. 2026-06-15
   days on market $227,617 Active 61 DOM
2. 2026-06-14
   days on market $227,617 Active 59 DOM
3. 2026-06-13
   days on market $227,617 Active 58 DOM
4. 2026-06-10
   days on market $227,617 Active 56 DOM
5. 2026-06-09
   days on market $227,617 Active 55 DOM
6. 2026-06-08
   days on market $227,617 Active 54 DOM
7. 2026-06-07
   days on market $227,617 Active 53 DOM
8. 2026-06-05
   days on market $227,617 Active 50 DOM
9. 2026-06-03
   days on market $227,617 Active 49 DOM
10. 2026-06-02
    days on market $227,617 Active 48 DOM
11. 2026-06-01
    days on market $227,617 Active 47 DOM
12. 2026-05-31
    days on market $227,617 Active 46 DOM
13. 2026-05-30
    days on market $227,617 Active 45 DOM
14. 2026-04-15
    listed $227,617 Active 675-char remark

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

Taxation est. · year 1

• Rental income: $21,472
• − Mortgage interest: −$12,750
• − Property taxes: −$3,414
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$6,622
• Taxable loss: −$5,887
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $-500/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.

Condition & rehab AI · 0 photos

Good 75/100 Cosmetic rehab Est. rehab $6,780–$20,340 screening

This single-family home is in good condition with recent upgrades and a good curb appeal, making it a solid investment with potential for further value enhancement.

Value-add opportunities

• Both Painting and touch-up of interior walls and trim — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Smart home integration — Improves convenience and adds modern appeal, attracting both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Ridge Elementary School D- LA #164/646 Nat'l #15,585/41,679 Middle Judice Middle School F LA #110/218 Nat'l #8,646/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 9% of renters

---

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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