201 Justin St · Lafayette, LA 70501

$99,900

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 17 Days on market

Built 1975 8,712 sqft lot Est $128k · 22% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae HomePath property. 3 bedroom, 1 bath in city limits of Lafyette. Kitchen, living room and dining/den combo roomy. City transportation available. Utilities will not be turned on prior to closing.

Key facts

• 8,712 sq ft lot
• Parking
• Listed 17 days

Property features AI

Exterior

• Parking: Attached parking; Open parking available
• Utilities: Public sewer; City electric
• Home design: Single family residence; Paved road frontage; Zoned RS-1
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Chain link full fence; Open patio/porch

Interior

• Kitchen: Electric stove
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formica counters; Solid surface counters; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Zoned schools: Alice N. Boucher Elementary School (math 17% / reading 32%, grade F, #384 of 646 statewide, top 62%, 456 students, 90% 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 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $127,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Chalmette Dr	0.22mi	3/2.0	1,423 (-2%)	3mo	$125,000	$88	80
317 Macklyn St	0.39mi	4/1.0 (+1)	1,397 (-4%)	10mo	$129,000	$92	63
106 Macklyn St	0.40mi	3/1.5	1,444 (-0%)	22mo	$158,500	$110	61
210 Ginger St	0.20mi	4/2.0 (+1)	1,600 (+10%)	18mo	$115,000	$72	49
150 Essie St	0.55mi	3/1.0	1,350 (-7%)	24mo	$70,000	$52	43
157 S June Dr	0.46mi	3/2.0	1,275 (-12%)	18mo	$153,500	$120	39
216 Sonny St	0.55mi	3/2.0	1,245 (-14%)	13mo	$77,900	$63	36
1004 N Pierce St	0.59mi	3/1.0	1,260 (-13%)	23mo	$81,500	$65	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: 6.0%
• Equity multiple: 1.24×
• Total profit: $6,819
• Equity at exit: $14,895

10-year hold

• IRR: 18.8%
• Equity multiple: 2.87×
• Total profit: $52,215
• Equity at exit: $8,638

Cash invested: $27,972 (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 70501

• Rents YoY: 7.3%
• Active inventory: 246
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$524
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $280

Break-even live

Break-even rent $789

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	43d	1	0.29mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	0.37mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	20d	1	0.37mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	20d	1	0.55mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	43d	1	0.85mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	13d	1	1.11mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	13d	20	1.14mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	44d	1	1.18mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	20d	1	1.18mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	43d	1	1.29mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	20d	1	1.32mi
111 Banister Ct Lafayette, LA	1.0–2.0	1.0–2.0	916	$1,827	$1.99	13d	10	1.38mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	1.38mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	43d	1	1.42mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	20d	1	1.44mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	20d	1	1.44mi
106 Rue Royale Apt B Lafayette, LA	2.0	1.5	912	$775	$0.85	13d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 17 DOM
2. 2026-06-17
   days on market $99,900 Active 16 DOM
3. 2026-06-16
   days on market $99,900 Active 15 DOM
4. 2026-06-15
   days on market $99,900 Active 14 DOM
5. 2026-06-14
   days on market $99,900 Active 12 DOM
6. 2026-06-13
   pricedays on market $99,900 Active 11 DOM
7. 2026-06-10
   days on market $105,000 Active 9 DOM
8. 2026-06-09
   days on market $105,000 Active 8 DOM
9. 2026-06-08
   days on market $105,000 Active 7 DOM
10. 2026-06-07
    days on market $105,000 Active 6 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $105,000 Active 3 DOM
13. 2026-06-03
    remarks 531-char remark
14. 2026-06-03
    listed $105,000 Active 2 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: $694 · $58/mo
• Projected year-2 tax: $694 · $58/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $13,716
• − Mortgage interest: −$5,596
• − Property taxes: −$694
• − Insurance: −$500
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,906
• Taxable income: $1,826
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,917/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.

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): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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: 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

Price history

+110.0% since first listed

9 events — show timeline

• 2026-06-03 Relisted — AcadianaMLS
• 2026-02-28 Listed $105,000 AcadianaMLS
• 2025-07-31 Sold (Public Records) $85,000 Public Records
• 2016-03-24 Sold (MLS) $37,500 AcadianaMLS
• 2016-01-29 Listed $42,000 AcadianaMLS
• 2006-11-03 Sold (MLS) $52,000 AcadianaMLS
• 2006-10-10 Sold (Public Records) — Public Records
• 2006-07-03 Listed $54,000 AcadianaMLS
• 2005-08-26 Listed $50,000 AcadianaMLS

Property tax history

+0.7%/yr

Latest (2025): $694 · -1.1% YoY. Source: county tax records.