Fallon Plan · Lafayette, LA 70501

$225,500

4 bd · 2.0 ba · 1,682 sqft · SingleFamily · 52 Days on market

Good condition Garage

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Why this score? — see what drove the C 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience the Fallon! This 4 bed, 2 bath home can be found Cedar Creek in Lafayette, Louisiana. This thoughtfully designed plan offers a functional and comfortable layout ideal for modern living. At the heart of the home is an open concept living area that seamlessly connects to the dining area and kitchen, creating an inviting space for entertainment and everyday living. The kitchen is efficiently laid out with generous counter space, center island, a pantry for extra storage, and stainless-steel appliances. A dedicated utility room adds practicality with space for laundry and household organization.

Key facts

• Walk-in closet
• En-suite bath
• Center island

Tags

• OPEN CONCEPT LIVING AREA
• GENEROUS COUNTER SPACE
• CENTER ISLAND
• DEDICATED UTILITY ROOM
• WALK-IN CLOSET
• EN-SUITE BATH

🏗️ New construction. The $225,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,290.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $219k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.9% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 74% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 295 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,779/mo this rent would consume 100% of the median local household income ($33k/yr) (locally 18% 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $72k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($219k) 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 $218,735 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $257,290
• List price: $225,500
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Starlight Dr	0.10mi	4/2.0	1,700 (+1%)	2mo	$230,000	$135	92
335 White Pine Dr	0.17mi	4/2.0	1,704 (+1%)	2mo	$237,000	$139	88
1104 E Alexander St	0.25mi	3/2.0 (-1)	1,713 (+2%)	2mo	$175,000	$102	79
319 White Pine Dr	0.17mi	3/2.0 (-1)	1,613 (-4%)	4mo	$235,500	$146	77
336 White Pine Dr	0.16mi	3/2.0 (-1)	1,616 (-4%)	5mo	$242,000	$150	77
333 White Pine Dr	0.17mi	3/2.0 (-1)	1,613 (-4%)	4mo	$235,000	$146	77
340 White Pine Dr	0.17mi	4/2.0	1,874 (+11%)	0mo	$246,500	$132	73
323 White Pine Dr	0.17mi	4/2.0	1,874 (+11%)	2mo	$249,000	$133	71
328 White Pine Dr	0.17mi	4/2.0	1,874 (+11%)	2mo	$254,500	$136	71
216 Begnaud Dr	0.41mi	3/2.0 (-1)	1,607 (-4%)	1mo	$225,000	$140	68
106 Kingswood Dr	0.57mi	3/2.0 (-1)	1,576 (-6%)	4mo	$169,000	$107	54
102 Kingswood Dr	0.59mi	3/2.0 (-1)	1,775 (+6%)	6mo	$215,000	$121	53

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,381
• Equity at exit: $38,363

10-year hold

• IRR: 13.0%
• Equity multiple: 2.24×
• Total profit: $89,308
• Equity at exit: $22,246

Cash invested: $72,041 (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: 30 active · 15 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $234,250 ($134/sqft)
• Median days on market: 138 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +14.3% above current asking $/sqft

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

ZIP-level market 70501

• Rents YoY: 7.3%
• Active inventory: 295
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,779 medium
• Mortgage (P&I): −$1,349
• Tax est. 1.5%: −$322 /mo · $3,859/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $417

Break-even live

Break-even rent $2,251

Max offer price $257,290

Occupancy floor 80%

Sensitivity live

Price	-10% $595	-5% $506	+0% $417	+5% $328	+10% $239
Rent	-10% $198	-5% $307	+0% $417	+5% $527	+10% $637
Rate	-1.0pp $547	-0.5pp $483	base $417	+0.5pp $351	+1.0pp $283

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: $64,323
• Closing costs: $7,719
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	62d	1	0.14mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	62d	1	0.18mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	70d	1	1.41mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	62d	1	1.41mi

Property features AI

Finance

• Financial info: List price $225,500

Exterior

• Parking: 1 garage space1 parking space total
• Home design: Plan: FallonNew construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1682 (as provided)

Listing history 40 events

1. 2026-08-08
   days on market $225,500 Active 52 DOM
2. 2026-08-07
   days on market $225,500 Active 51 DOM
3. 2026-08-06
   days on market $225,500 Active 50 DOM
4. 2026-08-05
   days on market $225,500 Active 49 DOM
5. 2026-08-04
   days on market $225,500 Active 48 DOM
6. 2026-08-03
   days on market $225,500 Active 47 DOM
7. 2026-07-31
   days on market $225,500 Active 44 DOM
8. 2026-07-30
   days on market $225,500 Active 43 DOM
9. 2026-07-29
   days on market $225,500 Active 42 DOM
10. 2026-07-27
    days on market $225,500 Active 40 DOM
11. 2026-07-23
    days on market $225,500 Active 36 DOM
12. 2026-07-22
    days on market $225,500 Active 35 DOM
13. 2026-07-21
    days on market $225,500 Active 34 DOM
14. 2026-07-18
    days on market $225,500 Active 31 DOM
15. 2026-07-16
    days on market $225,500 Active 29 DOM
16. 2026-07-16
    days on market $225,500 Active 28 DOM
17. 2026-07-14
    days on market $225,500 Active 27 DOM
18. 2026-07-13
    days on market $225,500 Active 26 DOM
19. 2026-07-12
    days on market $225,500 Active 25 DOM
20. 2026-07-11
    days on market $225,500 Active 24 DOM
21. 2026-07-10
    days on market $225,500 Active 23 DOM
22. 2026-07-09
    days on market $225,500 Active 22 DOM
23. 2026-07-08
    days on market $225,500 Active 21 DOM
24. 2026-07-07
    days on market $225,500 Active 20 DOM
25. 2026-07-06
    days on market $225,500 Active 19 DOM
26. 2026-07-05
    days on market $225,500 Active 18 DOM
27. 2026-07-04
    days on market $225,500 Active 17 DOM
28. 2026-07-03
    days on market $225,500 Active 16 DOM
29. 2026-07-02
    days on market $225,500 Active 15 DOM
30. 2026-07-01
    days on market $225,500 Active 14 DOM
31. 2026-06-30
    days on market $225,500 Active 13 DOM
32. 2026-06-29
    days on market $225,500 Active 12 DOM
33. 2026-06-28
    days on market $225,500 Active 11 DOM
34. 2026-06-28
    days on market $225,500 Active 10 DOM
35. 2026-06-27
    days on market $225,500 Active 9 DOM
36. 2026-06-25
    days on market $225,500 Active 7 DOM
37. 2026-06-23
    days on market $225,500 Active 5 DOM
38. 2026-06-21
    days on market $225,500 Active 4 DOM
39. 2026-06-17
    remarks 699-char remark
40. 2026-06-17
    listed $225,500 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $33,346
• − Mortgage interest: −$14,412
• − Property taxes: −$3,859
• − Insurance: −$1,286
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$7,485
• Taxable income: $968
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $4,774/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $8,410–$25,230 screening

The Fallon Plan in Lafayette, Louisiana, presents a good condition with a modern and functional layout. Exterior and landscaping improvements can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior updates — Modernizing the interior can attract more buyers and renters, especially if the interior photos are provided and show outdated features. ↑

ⓘ 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 22/100

Zoned Schools

Elementary J.w. Faulk Elementary School F LA #516/646 Nat'l #36,758/41,679 Middle Paul Breaux Middle School F LA #100/218 Nat'l #7,937/14,009 High Northside High School F LA #186/265 Nat'l #14,491/17,239

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): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 18% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Financial info: List price $225,500

Exterior

• Parking: 1 garage space1 parking space total
• Home design: Plan: FallonNew construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1682 (as provided)