111 Stockton Dr · Lafayette, LA 70506

$249,000

4 bd · 2.0 ba · 2,321 sqft · SingleFamily public records · 1 Days on market

Built 1981 0.26 ac lot $107/sqft · at area comps Est $260k · at est.

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +9.5/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 111 Stockton Drive, a meticulously maintained 4 bedroom, 2 bathroom beauty boasting approx. 2,390 square feet of living space with a lovely sunroom in the heart of Lafayette. Tucked away in a well established neighborhood, this home offers the perfect blend of timeless construction, generous room sizes, and outdoor amenities ideal for gardening and southern living. Multiple living and dining spaces give you flexibility for entertaining or everyday comfort. The spacious renovated kitchen features plenty of countertops, cabinets, storage, a built in oven, and room to gather. A separate dining room, can be used as extended, additional living area. Down the hall, you'll find four bed

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• HOA & community: Community includes library, medical facility access, and shopping/mall nearby

Exterior

• Parking: 2 covered parking spaces; Garage and open parking (total 2 spaces)
• Utilities: Community sewer
• Home design: Single-family residence; Garden/Patio style; City street frontage
• Construction: Brick veneer and vinyl siding with frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered, enclosed patio/porch; Storage structure

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Refrigerator; Kitchen island; Solid surface and tile counters
• Bedrooms: Walk-in closet(s) in bedrooms
• Flooring: Laminate; Vinyl; Wood laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Double vanity; Kitchen island; Walk-in closets; Solid surface counters; Tile counters; Other counters; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-35 ($-421/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (22.0% below list).
• Recommended offer: $194k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Prairie Elementary School (math 45% / reading 55%, grade D+, #125 of 646 statewide, top 20%, 606 students, 55% FRL); Scott Middle School (math 20% / reading 28%, grade F, #143 of 218 statewide, top 65%, 559 students, 65% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 414 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 41% of the median local income ($57k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $194,285 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (median comp): $260,413
• List price: $249,000
• Delta: -4.38%
• 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
111 Stockton Dr	0.00mi	4/2.0	2,390 (+3%)	1mo	$249,000	$104	94
407 Maple Dr	0.39mi	4/2.0	2,193 (-6%)	3mo	$239,000	$109	70
120 Belle Lake Dr	0.36mi	4/3.0	2,212 (-5%)	3mo	$323,000	$146	68
124 Belle Lake Dr	0.36mi	4/3.0	2,462 (+6%)	3mo	$338,000	$137	67
207 N William Dr	0.35mi	4/2.0	2,055 (-12%)	2mo	$293,500	$143	63
125 Belle Lake Dr	0.51mi	4/3.0	2,212 (-5%)	3mo	$320,500	$145	62
122 Belle Lake Dr	0.36mi	5/3.0 (+1)	2,158 (-7%)	3mo	$302,000	$140	60
127 Alyene Dr	0.39mi	4/4.0	2,537 (+9%)	2mo	$290,000	$114	57
129 Belle Lake Dr	0.51mi	4/3.0	2,491 (+7%)	6mo	$335,500	$135	55
127 Belle Lake Dr	0.51mi	5/3.0 (+1)	2,158 (-7%)	3mo	$299,500	$139	53
121 Bexley Ct	0.72mi	4/3.0	2,072 (-11%)	3mo	$299,541	$145	42
203 Greystone Pl	0.69mi	3/2.5 (-1)	2,604 (+12%)	2mo	$625,000	$240	39

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-40,432
• Equity at exit: $37,127

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-29,047
• Equity at exit: $21,529

Cash invested: $69,720 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 414
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-35

Break-even live

Break-even rent $1,987

Max offer price $242,806

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $35	+0% $-35	+5% $-106	+10% $-176
Rent	-10% $-189	-5% $-112	+0% $-35	+5% $42	+10% $118
Rate	-1.0pp $90	-0.5pp $28	base $-35	+0.5pp $-100	+1.0pp $-165

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Highland Dr Lafayette, LA	4.0	2.0	2200	$1,900	$0.86	45d	1	0.24mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	15d	1	0.56mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	15d	1	0.58mi
101 Chateau Pl Lafayette, LA	3.0	2.0	2285	$1,800	$0.79	45d	1	1.10mi
611 Dutton Dr Lafayette, LA	4.0	2.0	1960	$1,725	$0.88	45d	1	1.12mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	22d	1	1.40mi

Listing history 1 events

1. 2026-05-13
   historical $249,000 1447-char remark

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,314
• − Mortgage interest: −$13,948
• − Property taxes: −$1,925
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$7,244
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $726/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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-03 Sold (MLS) $249,000 AcadianaMLS
• 2026-05-23 Pending — AcadianaMLS
• 2026-05-22 Listed $249,000 AcadianaMLS
• 2026-05-13 Coming Soon $249,000 AcadianaMLS

Property tax history

+8.3%/yr

Latest (2025): $1,925 · -1.1% YoY. Source: county tax records.