115 Noah St · Lafayette, LA 70501

$75,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 104 Days on market

Good condition 6,534 sqft lot $57/sqft · 14% below area Est $97k · 23% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3 bedroom, 2 bathroom home featuring a spacious living area and an open kitchen layout. Recent improvements include a generous laundry room addition, granite countertops with new sink, cypress cabinet doors, brand new gas range and a subway tile backsplash in kitchen. The hall bath features updated lighting, a new vanity, cypress wainscoting and tile shower surround. Additional upgrades include new interior doors and fresh paint throughout. Located in Flood Zone X where flood insurance is not required. Previously rented for $1,000/month, this property presents a strong opportunity for investors or would make an excellent option for owner-occupants.

Key facts

• Spacious living area
• New sink
• Open kitchen layout

Tags

• SPACIOUS LIVING AREA
• OPEN KITCHEN LAYOUT
• GENEROUS LAUNDRY ROOM ADDITION
• GRANITE COUNTERTOPS
• NEW SINK
• CYPRESS CABINET DOORS

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$97,372) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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); Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 72% FRL vs 56% district-wide (15 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• This rent runs 44% of the median local income ($33k/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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $75k implies a 97% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.65% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $97,372
• List price: $75,000
• Delta: -22.98%
• 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
113 Iantha St	0.04mi	3/1.0	1,400 (+6%)	11mo	$30,000	$21	74
138 N General Marshall St	0.30mi	3/2.0	1,404 (+7%)	3mo	$105,000	$75	72
113 Dorian Dr	0.42mi	3/2.0	1,203 (-8%)	3mo	$164,000	$136	63
1740 E Pinhook Rd	0.38mi	3/2.0	1,425 (+8%)	11mo	$140,984	$99	59
328 Piave St	0.21mi	2/2.0 (-1)	1,400 (+6%)	24mo	$96,000	$69	55
120 1/2 Warren St	0.22mi	2/1.5 (-1)	1,215 (-8%)	23mo	$82,000	$67	51
708 Louisiana Ave	0.74mi	3/2.0	1,210 (-8%)	8mo	$99,000	$82	46
1113 Eleventh St	0.56mi	3/2.0	1,450 (+10%)	16mo	$169,500	$117	43
103 Calais St	0.74mi	3/1.5	1,182 (-10%)	8mo	$139,500	$118	40
206 Arizona St	0.59mi	3/2.0	1,464 (+11%)	17mo	$145,000	$99	40
209 Joy St	0.56mi	3/1.5	1,123 (-14%)	19mo	$140,500	$125	32
324 Surrey St	0.72mi	2/1.0 (-1)	1,200 (-9%)	14mo	$90,000	$75	31

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: 28.2%
• Equity multiple: 2.24×
• Total profit: $25,997
• Equity at exit: $11,183

10-year hold

• IRR: 38.0%
• Equity multiple: 5.28×
• Total profit: $89,779
• Equity at exit: $6,485

Cash invested: $21,000 (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: 17 active · 13 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $110,000 ($80/sqft)
• Median days on market: 51 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -7.0% vs 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: 5.1×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$393
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $511

Break-even live

Break-even rent $588

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $553	-5% $532	+0% $511	+5% $489	+10% $468
Rent	-10% $413	-5% $462	+0% $511	+5% $559	+10% $608
Rate	-1.0pp $548	-0.5pp $530	base $511	+0.5pp $491	+1.0pp $471

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	93d	1	0.66mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	93d	1	0.73mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	70d	1	0.77mi
114 Choctaw Rd Lafayette, LA	2.0	1.0	1000	$1,200	$1.20	70d	1	0.93mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	93d	1	0.99mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	93d	1	1.13mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	70d	1	1.23mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	62d	1	1.36mi
3600 E Simcoe St Lafayette, LA	1.0–3.0	1.0–2.0	1100	$1,300	$1.18	62d	5	1.43mi
126 S Refinery St Lafayette, LA	4.0	2.0	1550	$1,495	$0.96	93d	1	1.48mi

Property features AI

Exterior

• Parking: Carport (1 covered space, 1 total parking space)
• Utilities: Gas: AtmosElectric: CityPublic sewer
• Home design: Single family residence
• Construction: Composition roofWood siding/frame construction
• Exterior features: Chain link fenceCity street frontage

Interior

• Kitchen: Electric stoveGas stove
• Flooring: Tile flooringWood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Cultured marble countersGranite countersOther counter surfaces
• Laundry & utility: Electric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $75,000 Active 104 DOM
2. 2026-08-07
   days on market $75,000 Active 103 DOM
3. 2026-08-06
   days on market $75,000 Active 102 DOM
4. 2026-08-05
   days on market $75,000 Active 101 DOM
5. 2026-08-04
   days on market $75,000 Active 100 DOM
6. 2026-08-03
   days on market $75,000 Active 99 DOM
7. 2026-07-31
   days on market $75,000 Active 96 DOM
8. 2026-07-30
   days on market $75,000 Active 95 DOM
9. 2026-07-29
   remarks 699-char remark
10. 2026-07-29
    pricedays on market $75,000 Active 94 DOM
11. 2026-07-27
    days on market $80,000 Active 92 DOM
12. 2026-07-23
    days on market $80,000 Active 88 DOM
13. 2026-07-22
    days on market $80,000 Active 87 DOM
14. 2026-07-21
    days on market $80,000 Active 86 DOM
15. 2026-07-18
    days on market $80,000 Active 83 DOM
16. 2026-07-16
    days on market $80,000 Active 81 DOM
17. 2026-07-16
    days on market $80,000 Active 80 DOM
18. 2026-07-14
    days on market $80,000 Active 79 DOM
19. 2026-07-13
    status $80,000 Active 78 DOM
20. 2026-07-11
    statusdays on market $80,000 Pending 78 DOM
21. 2026-07-10
    days on market $80,000 Active 77 DOM
22. 2026-07-09
    days on market $80,000 Active 76 DOM
23. 2026-07-08
    days on market $80,000 Active 75 DOM
24. 2026-07-07
    days on market $80,000 Active 74 DOM
25. 2026-07-06
    days on market $80,000 Active 73 DOM
26. 2026-07-05
    days on market $80,000 Active 72 DOM
27. 2026-07-04
    days on market $80,000 Active 71 DOM
28. 2026-07-03
    days on market $80,000 Active 70 DOM
29. 2026-07-02
    days on market $80,000 Active 69 DOM
30. 2026-07-01
    days on market $80,000 Active 68 DOM
31. 2026-06-30
    days on market $80,000 Active 67 DOM
32. 2026-06-29
    days on market $80,000 Active 66 DOM
33. 2026-06-28
    days on market $80,000 Active 65 DOM
34. 2026-06-28
    days on market $80,000 Active 64 DOM
35. 2026-06-27
    days on market $80,000 Active 63 DOM
36. 2026-06-25
    days on market $80,000 Active 61 DOM
37. 2026-06-23
    days on market $80,000 Active 59 DOM
38. 2026-06-21
    days on market $80,000 Active 58 DOM
39. 2026-06-18
    days on market $80,000 Active 55 DOM
40. 2026-06-17
    days on market $80,000 Active 54 DOM
41. 2026-06-16
    days on market $80,000 Active 53 DOM
42. 2026-06-15
    days on market $80,000 Active 52 DOM
43. 2026-06-14
    days on market $80,000 Active 50 DOM
44. 2026-06-13
    days on market $80,000 Active 49 DOM
45. 2026-06-10
    days on market $80,000 Active 47 DOM
46. 2026-06-09
    days on market $80,000 Active 46 DOM
47. 2026-06-08
    days on market $80,000 Active 45 DOM
48. 2026-06-07
    days on market $80,000 Active 44 DOM
49. 2026-06-05
    days on market $80,000 Active 41 DOM
50. 2026-06-03
    days on market $80,000 Active 40 DOM

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,813
• − Mortgage interest: −$4,201
• − Property taxes: −$480
• − Insurance: −$375
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,182
• Taxable income: $5,206
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $4,879/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 · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $6,570–$19,710 screening

This home is in good condition with recent updates and a good curb appeal. It is ready for a new owner or investor to move in.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑

ⓘ 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 Dr. Raphael A. Baranco 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

---

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 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%

---

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

---

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

Exterior

• Parking: Carport (1 covered space, 1 total parking space)
• Utilities: Gas: AtmosElectric: CityPublic sewer
• Home design: Single family residence
• Construction: Composition roofWood siding/frame construction
• Exterior features: Chain link fenceCity street frontage

Interior

• Kitchen: Electric stoveGas stove
• Flooring: Tile flooringWood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Cultured marble countersGranite countersOther counter surfaces
• Laundry & utility: Electric dryer hookup

Price history

+126.3% since first listed

3 events — show timeline

• 2026-04-23 Listed $80,000 AcadianaMLS
• 2017-01-30 Sold (MLS) $38,000 AcadianaMLS
• 2016-12-08 Listed $35,350 AcadianaMLS

Property tax history

+4.9%/yr

Latest (2025): $480 · -1.1% YoY. Source: county tax records.