14 Larkspur Ln · Lafayette, LA 70507

$124,900

3 bd · 1.5 ba · 1,327 sqft · SingleFamily · 79 Days on market

Good condition 1,306 sqft lot $94/sqft · at area comps Est $121k · at est. $90/mo HOA · 6% of rent

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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 +23.5/30.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• ARV discount +5.9/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained three bedroom, one and a half bath townhouse featuring an abundance of natural light throughout. the bright and airy interior has been tastefully updated creating an inviting, comfortable and welcoming living space. A perfect opportunity for low maintenance living in a stylish setting.

Key facts

• 1,306 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 324 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 79 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $120,700
• List price: $124,900
• Delta: 3.48%
• 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
18 Heather Row	0.05mi	3/1.5	1,336 (+1%)	4mo	$120,000	$90	94
35 Larkspur Ln	0.02mi	3/1.5	1,350 (+2%)	5mo	$129,000	$96	92
9 Heather Row	0.10mi	3/1.5	1,450 (+9%)	3mo	$83,000	$57	78
26 Morning Glory Sq	0.21mi	2/1.5 (-1)	1,281 (-4%)	7mo	$130,000	$101	74
403 Toronto Dr	0.27mi	3/2.0	1,456 (+10%)	1mo	$181,000	$124	68
207 Crestline Dr	0.62mi	3/2.0	1,326 (-0%)	8mo	$160,000	$121	62
109 Lake Oak Dr	0.44mi	3/2.0	1,447 (+9%)	1mo	$234,500	$162	62
145 Harrison Dr	0.69mi	3/1.5	1,312 (-1%)	8mo	$57,000	$43	59
101 Lake Oak Dr	0.47mi	3/2.0	1,447 (+9%)	4mo	$228,000	$158	57
208 Southern Oak Dr	0.51mi	3/2.0	1,447 (+9%)	6mo	$224,500	$155	54
3818 Moss St	0.48mi	3/2.0	1,488 (+12%)	2mo	$159,900	$107	54
101 Halifax Dr	0.49mi	3/2.0	1,460 (+10%)	8mo	$201,000	$138	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,367
• Equity at exit: $18,623

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $14,693
• Equity at exit: $10,799

Cash invested: $34,972 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$90
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $232

Break-even live

Break-even rent $1,207

Max offer price $124,900

Occupancy floor 80%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Larkspur Ln Unit 13 Lafayette, LA	3.0	1.5	1380	$1,200	$0.87	43d	1	0.03mi
201 High Meadows Blvd Unit 208 Lafayette, LA	2.0	1.5	900	$1,100	$1.22	20d	1	0.12mi
315 Sidney Martin Rd Unit 1 Lafayette, LA	3.0	1.5	1218	$1,400	$1.15	20d	1	0.16mi
206 Chestnut Oak Dr Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	43d	1	0.42mi
104 Foggy Ln Lafayette, LA	3.0	2.0	1564	$1,735	$1.11	43d	1	0.59mi
111 Salvat Dr Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	43d	1	0.61mi
105 Salvat Dr Lafayette, LA	3.0	2.0	1593	$1,740	$1.09	43d	1	0.61mi
202 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	20d	1	0.67mi
206 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	43d	1	0.67mi
106 Rue Royale Apt B Lafayette, LA	2.0	1.5	912	$775	$0.85	13d	1	0.91mi
111 Banister Ct Lafayette, LA	1.0–2.0	1.0–2.0	916	$1,827	$1.99	13d	10	0.93mi
202 Cantal Dr Unit D Lafayette, LA	2.0	1.5	900	$825	$0.92	13d	1	1.30mi
301 Nottingham Cir Lafayette, LA	3.0	2.5	1833	$1,600	$0.87	43d	1	1.32mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 8 events

1. 2026-04-07
   price $129,000 311-char remark

   Show marketing remark (311 chars)

   Beautifully maintained three bedroom, one and a half bath townhouse featuring an abundance of natural light throughout. the bright and airy interior has been tastefully updated creating an inviting, comfortable and welcoming living space. A perfect opportunity for low maintenance living in a stylish setting.

2. 2026-03-26
   price $135,000 311-char remark

   Show marketing remark (311 chars)

   Beautifully maintained three bedroom, one and a half bath townhouse featuring an abundance of natural light throughout. the bright and airy interior has been tastefully updated creating an inviting, comfortable and welcoming living space. A perfect opportunity for low maintenance living in a stylish setting.

3. 2026-03-09
   listed $139,000 Active 311-char remark

   Show marketing remark (311 chars)

   Beautifully maintained three bedroom, one and a half bath townhouse featuring an abundance of natural light throughout. the bright and airy interior has been tastefully updated creating an inviting, comfortable and welcoming living space. A perfect opportunity for low maintenance living in a stylish setting.

4. 2015-11-25
   soldstatus $79,900 794-char remark

   Show marketing remark (794 chars)

   Very well maintained 3 bedroom 1.5 bath home located just off I-49 and near I-10. Near shopping, restaurants, schools, churches, entertainment and State Police Headquarters. Home features recently painted interior, crown molding, wood floors downstairs, carpet upstairs, walk-in closet in the master bedroom. The living room is wired for surround sound. Step into this home in the foyer, then on into the dining room and into the living room promoting easy flow when entertaining. The kitchen is just off the dining room so the cook doesn't have to feel isolated while preparing meals. The atmosphere speaks 'welcome home' as you enter. The patio is covered and fenced in for privacy. Hardiplank siding and covered parking are just a little more that makes this a wonderful place to call home!

5. 2015-08-03
   listed $84,900 794-char remark

   Show marketing remark (794 chars)

   Very well maintained 3 bedroom 1.5 bath home located just off I-49 and near I-10. Near shopping, restaurants, schools, churches, entertainment and State Police Headquarters. Home features recently painted interior, crown molding, wood floors downstairs, carpet upstairs, walk-in closet in the master bedroom. The living room is wired for surround sound. Step into this home in the foyer, then on into the dining room and into the living room promoting easy flow when entertaining. The kitchen is just off the dining room so the cook doesn't have to feel isolated while preparing meals. The atmosphere speaks 'welcome home' as you enter. The patio is covered and fenced in for privacy. Hardiplank siding and covered parking are just a little more that makes this a wonderful place to call home!

6. 2014-09-21
   listed $85,000
7. 2007-08-23
   soldstatus $102,000
8. 2007-02-12
   listed $105,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,007
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − HOA: −$1,080
• − Depreciation: −$3,633
• Taxable income: $918
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,567/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 · 13 photos

Good 80/100 Cosmetic rehab

This three-bedroom townhouse is in good condition with recent updates, making it a great investment opportunity for both resale and rental.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Updating the flooring — New flooring can improve the home's overall appearance and make it more appealing to potential buyers.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers.
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and make the home more appealing.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Updating the flooring — New flooring can improve the home's overall appearance and make it more appealing to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and make the home more appealing. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• 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

+22.9% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $129,000 AcadianaMLS
• 2026-03-26 Price Changed $135,000 AcadianaMLS
• 2026-03-09 Listed $139,000 AcadianaMLS
• 2015-11-25 Sold (MLS) $79,900 AcadianaMLS
• 2015-08-03 Listed $84,900 AcadianaMLS
• 2014-09-21 Listed $85,000 AcadianaMLS
• 2007-08-23 Sold (MLS) $102,000 AcadianaMLS
• 2007-02-12 Listed $105,000 AcadianaMLS