Fallon Plan · Lafayette, LA 70501

$225,500

4 bd · 2.0 ba · 1,690 sqft · SingleFamily · 144 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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 — $254,431.

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 $302 ($4k/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: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 406 active listings in the ZIP; 20 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 $2,608/mo this rent would consume 94% 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 $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($198k) 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 $198,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $254,431
• List price: $225,500
• Delta: -11.37%
• 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%)	5mo	$230,000	$135	90
338 White Pine Dr	0.16mi	4/2.0	1,706 (+1%)	1mo	$240,000	$141	90
335 White Pine Dr	0.17mi	4/2.0	1,704 (+1%)	5mo	$237,000	$139	86
345 White Pine Dr	0.17mi	3/2.0 (-1)	1,613 (-5%)	0mo	$239,500	$148	79
205 Red Pine Dr	0.24mi	4/2.0	1,605 (-5%)	1mo	$220,500	$137	79
1104 E Alexander St	0.25mi	3/2.0 (-1)	1,713 (+1%)	4mo	$175,000	$102	77
340 White Pine Dr	0.17mi	4/2.0	1,874 (+11%)	3mo	$246,500	$132	71
323 White Pine Dr	0.17mi	4/2.0	1,874 (+11%)	5mo	$249,000	$133	70
328 White Pine Dr	0.17mi	4/2.0	1,874 (+11%)	5mo	$254,500	$136	69
304 Norman Dr	0.35mi	3/2.0 (-1)	1,795 (+6%)	3mo	$235,000	$131	66
216 Begnaud Dr	0.41mi	3/2.0 (-1)	1,607 (-5%)	4mo	$225,000	$140	64
104 Polaris Dr	0.66mi	4/2.0	1,916 (+13%)	1mo	$195,000	$102	46

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-10,035
• Equity at exit: $37,936

10-year hold

• IRR: 10.5%
• Equity multiple: 1.98×
• Total profit: $69,688
• Equity at exit: $21,999

Cash invested: $71,241 (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 · 22 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $224,750 ($130/sqft)
• Median days on market: 29 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +15.7% 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: 406
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,334
• Tax est. 1.5%: −$318 /mo · $3,816/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $302

Break-even live

Break-even rent $2,226

Max offer price $254,431

Occupancy floor 83%

Sensitivity live

Price	-10% $478	-5% $390	+0% $302	+5% $214	+10% $126
Rent	-10% $96	-5% $199	+0% $302	+5% $405	+10% $508
Rate	-1.0pp $430	-0.5pp $367	base $302	+0.5pp $236	+1.0pp $169

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: $63,608
• Closing costs: $7,633
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$4,000	$1.92	2d	1	0.14mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$4,000	$1.92	15d	1	0.14mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	15d	1	0.18mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	0d	1	0.18mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	5d	1	0.18mi
121 Rue Viansa Lafayette, LA	4.0	3.0	1684	$1,925	$1.14	0d	1	0.25mi
121 Rue Viansa Lafayette, LA	4.0	2.0	1684	$1,925	$1.14	7d	1	0.25mi
309 Norman Dr Lafayette, LA	3.0	2.0	1926	$2,050	$1.06	36d	1	0.38mi
510 Winnipeg Ave Lafayette, LA	3.0	2.0	1700	$1,950	$1.15	0d	1	0.59mi
510 Winnipeg Ave Lafayette, LA	3.0	2.0	1700	$1,950	$1.15	12d	1	0.59mi
2820 Louisiana Ave Lafayette, LA	1.0–3.0	1.0–2.0	876	$1,145	$1.31	36d	22	0.68mi
245 Sherwood Dr Lafayette, LA	3.0	1.0	1299	$1,195	$0.92	51d	1	1.01mi
153 Sherwood Dr Lafayette, LA	3.0	2.0	1110	$1,200	$1.08	14d	1	1.14mi
126 Sherwood Dr Lafayette, LA	3.0	1.0	1200	$1,100	$0.92	10d	1	1.20mi
113 Fred St Lafayette, LA	4.0	1.5	1670	$1,100	$0.66	10d	1	1.29mi
202 Carmel Dr Lafayette, LA	3.0	1.0	1050	$875	$0.83	7d	1	1.39mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	162d	1	1.41mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	154d	1	1.41mi
222 Winsor Dr Lafayette, LA	4.0	2.0	1648	$1,700	$1.03	47d	1	1.44mi
222 Winsor Dr Lafayette, LA	4.0	2.0	1648	$1,700	$1.03	7d	1	1.44mi

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 50 events

1. 2026-11-08
   days on market $225,500 Active 144 DOM
2. 2026-11-07
   days on market $225,500 Active 143 DOM
3. 2026-11-06
   days on market $225,500 Active 142 DOM
4. 2026-11-05
   days on market $225,500 Active 141 DOM
5. 2026-11-04
   days on market $225,500 Active 140 DOM
6. 2026-11-02
   days on market $225,500 Active 138 DOM
7. 2026-11-01
   days on market $225,500 Active 137 DOM
8. 2026-10-31
   days on market $225,500 Active 136 DOM
9. 2026-10-30
   days on market $225,500 Active 135 DOM
10. 2026-10-29
    days on market $225,500 Active 134 DOM
11. 2026-10-28
    days on market $225,500 Active 133 DOM
12. 2026-10-27
    days on market $225,500 Active 132 DOM
13. 2026-10-26
    days on market $225,500 Active 131 DOM
14. 2026-10-25
    days on market $225,500 Active 130 DOM
15. 2026-10-24
    days on market $225,500 Active 129 DOM
16. 2026-10-23
    days on market $225,500 Active 128 DOM
17. 2026-10-22
    days on market $225,500 Active 127 DOM
18. 2026-10-21
    days on market $225,500 Active 126 DOM
19. 2026-10-20
    days on market $225,500 Active 125 DOM
20. 2026-10-19
    days on market $225,500 Active 124 DOM
21. 2026-10-18
    days on market $225,500 Active 123 DOM
22. 2026-10-17
    days on market $225,500 Active 122 DOM
23. 2026-10-16
    days on market $225,500 Active 121 DOM
24. 2026-10-15
    days on market $225,500 Active 120 DOM
25. 2026-10-14
    days on market $225,500 Active 119 DOM
26. 2026-10-13
    days on market $225,500 Active 118 DOM
27. 2026-10-12
    days on market $225,500 Active 117 DOM
28. 2026-10-11
    days on market $225,500 Active 116 DOM
29. 2026-10-10
    days on market $225,500 Active 115 DOM
30. 2026-10-09
    days on market $225,500 Active 114 DOM
31. 2026-10-08
    days on market $225,500 Active 113 DOM
32. 2026-10-07
    days on market $225,500 Active 112 DOM
33. 2026-10-06
    days on market $225,500 Active 111 DOM
34. 2026-10-05
    days on market $225,500 Active 110 DOM
35. 2026-10-04
    days on market $225,500 Active 109 DOM
36. 2026-10-03
    days on market $225,500 Active 108 DOM
37. 2026-10-03
    days on market $225,500 Active 107 DOM
38. 2026-10-01
    days on market $225,500 Active 106 DOM
39. 2026-09-30
    days on market $225,500 Active 105 DOM
40. 2026-09-29
    days on market $225,500 Active 104 DOM
41. 2026-09-28
    days on market $225,500 Active 103 DOM
42. 2026-09-27
    days on market $225,500 Active 102 DOM
43. 2026-09-26
    days on market $225,500 Active 101 DOM
44. 2026-09-25
    days on market $225,500 Active 100 DOM
45. 2026-09-24
    days on market $225,500 Active 99 DOM
46. 2026-09-24
    days on market $225,500 Active 98 DOM
47. 2026-09-22
    days on market $225,500 Active 97 DOM
48. 2026-09-21
    days on market $225,500 Active 96 DOM
49. 2026-09-20
    days on market $225,500 Active 95 DOM
50. 2026-09-19
    days on market $225,500 Active 94 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: $31,297
• − Mortgage interest: −$14,252
• − Property taxes: −$3,816
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$7,402
• Taxable loss: −$453
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $3,734/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 $8,450–$25,350 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%
• 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)