315 Sophie St · Lafayette, LA 70501

$70,000

3 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 50 Days on market

Built 1943 7,405 sqft lot $58/sqft · 12% below area Est $80k · 12% 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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment property with solid Tenant that would like to remain, if possible. All flooring throughout the home is ceramic tile, which adds to ease of maintenance. Offers both front and side porches, as well as a large backyard. Bathroom was also completely refurbished, with a new tub, toilet and vanity.Nice, central location- close to schools, shopping and much more. A great cash-flow property. Listed below appraisal.

Key facts

• Large backyard
• Central location
• 7,405 sq ft lot

Tags

• CERAMIC TILE FLOORING
• FRONT AND SIDE PORCHES
• LARGE BACKYARD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 40% 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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.57% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.07%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $79,938
• List price: $70,000
• Delta: -12.43%
• 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
126 Sherwood Dr	0.37mi	3/1.0	1,200 (-0%)	0mo	$65,000	$54	82
106 Narcisse St	0.30mi	3/1.0	1,150 (-5%)	17mo	$79,999	$70	64
253 Sherwood Dr	0.55mi	2/1.0 (-1)	1,173 (-3%)	4mo	$102,500	$87	62
110 W Evergreen St	0.51mi	3/1.5	1,250 (+4%)	12mo	$139,000	$111	57
708 Louisiana Ave	0.74mi	3/2.0	1,210 (+0%)	6mo	$99,000	$82	55
210 Hobson St	0.52mi	3/1.0	1,100 (-9%)	9mo	$20,000	$18	54
148 E Gilman Rd	0.39mi	3/1.5	1,050 (-13%)	7mo	$135,000	$129	52
324 Surrey St	0.69mi	2/1.0 (-1)	1,200 (-0%)	12mo	$90,000	$75	52
407 E Pine St	0.64mi	3/2.0	1,248 (+4%)	16mo	$94,000	$75	47
100 Hayes Dr	0.72mi	3/2.0	1,100 (-9%)	1mo	$35,000	$32	47
112 Goldman St	0.46mi	2/1.0 (-1)	1,096 (-9%)	17mo	$103,000	$94	44
310 S Sterling St	0.69mi	2/2.0 (-1)	1,066 (-12%)	7mo	$136,000	$128	34

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: 24.4%
• Equity multiple: 2.06×
• Total profit: $20,793
• Equity at exit: $10,437

10-year hold

• IRR: 34.8%
• Equity multiple: 4.85×
• Total profit: $75,544
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$367
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $426

Break-even live

Break-even rent $560

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	43d	1	0.07mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	43d	1	0.32mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	20d	1	0.42mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	43d	1	0.61mi
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	43d	1	0.66mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	0.70mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	20d	1	0.77mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	43d	1	0.90mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	43d	1	0.99mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	43d	1	1.00mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.01mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	20d	1	1.01mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	20d	1	1.06mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	20d	1	1.11mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	43d	1	1.14mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	20d	1	1.14mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	20d	1	1.16mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	13d	1	1.16mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	43d	1	1.23mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	43d	1	1.24mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	43d	1	1.27mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	20d	1	1.30mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	43d	1	1.32mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	43d	1	1.37mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	13d	20	1.39mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	13d	1	1.41mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	13d	1	1.41mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	43d	1	1.45mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	43d	1	1.45mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	13d	1	1.46mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	44d	1	1.46mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	20d	1	1.46mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	13d	1	1.48mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	1.49mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	20d	1	1.50mi

Listing history 23 events

1. 2026-06-10
   status $70,000 Pending 50 DOM
2. 2026-06-09
   days on market $70,000 Active 50 DOM
3. 2026-06-08
   days on market $70,000 Active 49 DOM
4. 2026-06-07
   days on market $70,000 Active 48 DOM
5. 2026-06-05
   days on market $70,000 Active 45 DOM
6. 2026-06-03
   days on market $70,000 Active 44 DOM
7. 2026-06-02
   days on market $70,000 Active 43 DOM
8. 2026-06-01
   days on market $70,000 Active 42 DOM
9. 2026-05-31
   days on market $70,000 Active 41 DOM
10. 2026-05-30
    days on market $70,000 Active 40 DOM
11. 2026-05-05
    price $70,000 424-char remark

    Show marketing remark (424 chars)

    Investment property with solid Tenant that would like to remain, if possible. All flooring throughout the home is ceramic tile, which adds to ease of maintenance. Offers both front and side porches, as well as a large backyard. Bathroom was also completely refurbished, with a new tub, toilet and vanity.Nice, central location- close to schools, shopping and much more. A great cash-flow property. Listed below appraisal.

12. 2026-04-20
    listed $80,000 Active 424-char remark

    Show marketing remark (424 chars)

    Investment property with solid Tenant that would like to remain, if possible. All flooring throughout the home is ceramic tile, which adds to ease of maintenance. Offers both front and side porches, as well as a large backyard. Bathroom was also completely refurbished, with a new tub, toilet and vanity.Nice, central location- close to schools, shopping and much more. A great cash-flow property. Listed below appraisal.

13. 2011-08-04
    soldstatus $53,216
14. 2011-07-28
    soldstatus $18,501 706-char remark

    Show marketing remark (706 chars)

    Sold in ''As Is Condition/No Repairs by Seller.' This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down. This property is approved for Fannie Mae Home Path Renovation Mortgage financing. Verification of funds (if cash) or a pre-approval lender letter (if financing MUST accompany all offers). Buyers are required to sign an Owner Occupant Certificate Rider if buyer owns no property and will occupy property. First Look 15 day waiting period for investor offers. 3 day waiting period for owner occupant offers. Cottage on large lot in city limits of Lafayette near public transporation. Seller will not provide utilities for buyer's inspection. Sold in ''As Is Condition.''

15. 2011-06-30
    listed $18,500 706-char remark

    Show marketing remark (706 chars)

    Sold in ''As Is Condition/No Repairs by Seller.' This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down. This property is approved for Fannie Mae Home Path Renovation Mortgage financing. Verification of funds (if cash) or a pre-approval lender letter (if financing MUST accompany all offers). Buyers are required to sign an Owner Occupant Certificate Rider if buyer owns no property and will occupy property. First Look 15 day waiting period for investor offers. 3 day waiting period for owner occupant offers. Cottage on large lot in city limits of Lafayette near public transporation. Seller will not provide utilities for buyer's inspection. Sold in ''As Is Condition.''

16. 2010-06-01
    listed $49,000
17. 2005-08-04
    listed $68,000
18. 2003-04-15
    soldstatus $25,000
19. 2003-02-06
    listed $27,000
20. 2000-05-19
    soldstatus $32,500
21. 2000-05-06
    listed $33,500
22. 1999-06-23
    soldstatus $16,000
23. 1999-05-04
    listed $20,000

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $558 · $47/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,194
• − Mortgage interest: −$3,921
• − Property taxes: −$558
• − Insurance: −$350
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,036
• Taxable income: $4,217
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,098/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

+250.0% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $70,000 AcadianaMLS
• 2026-04-20 Listed $80,000 AcadianaMLS
• 2011-08-04 Sold (Public Records) $53,216 Public Records
• 2011-07-28 Sold (MLS) $18,501 AcadianaMLS
• 2011-06-30 Listed $18,500 AcadianaMLS
• 2010-06-01 Listed $49,000 AcadianaMLS
• 2005-08-04 Listed $68,000 AcadianaMLS
• 2003-04-15 Sold (MLS) $25,000 AcadianaMLS
• 2003-02-06 Listed $27,000 AcadianaMLS
• 2000-05-19 Sold (MLS) $32,500 AcadianaMLS
• 2000-05-06 Listed $33,500 AcadianaMLS
• 1999-06-23 Sold (MLS) $16,000 AcadianaMLS
• 1999-05-04 Listed $20,000 AcadianaMLS

Property tax history

+3.6%/yr

Latest (2025): $558 · -1.1% YoY. Source: county tax records.