100 Denier Dr · Lafayette, LA 70508

$115,000

3 bd · 2.5 ba · 1,660 sqft · Other public records · 13 Days on market

Built 1987 4,356 sqft lot $75/mo HOA · 5% of rent ↓ 11% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Marvelous two story home located on a corner lot in desirable location. Garage parking with an enclosed building also on the lot to use as a workshop. Spacious living area with fireplace, kitchen, half bath and formal dining downstairs. Master and other two bedrooms are upstairs. Call a lender today to get pre-approved and then make an appointment to view this home.

Key facts

• Functional kitchen
• Half bath
• Two-story home

Tags

• CORNER LOT
• TWO-STORY HOME
• COZY FIREPLACE
• FORMAL DINING SPACE
• FUNCTIONAL KITCHEN
• HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.2% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% FRL); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $795 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.

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 $115,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.35% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,294
• Equity at exit: $17,147

10-year hold

• IRR: 9.6%
• Equity multiple: 1.68×
• Total profit: $21,853
• Equity at exit: $9,943

Cash invested: $32,200 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 473
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$603
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$48
• HOA: −$75
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $370

Break-even live

Break-even rent $1,085

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $435	-5% $403	+0% $370	+5% $338	+10% $305
Rent	-10% $248	-5% $309	+0% $370	+5% $432	+10% $493
Rate	-1.0pp $428	-0.5pp $400	base $370	+0.5pp $341	+1.0pp $310

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Doubloon Dr Lafayette, LA	2.0	2.0	1200	$1,200	$1.00	45d	1	0.09mi
134 Sandest Dr Lafayette, LA	3.0	2.0	1173	$1,300	$1.11	22d	1	0.14mi
431 Chemin Metairie Rd Youngsville, LA	3.0	2.5	1542	$1,270	$0.82	22d	1	0.81mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	45d	1	0.84mi
408 Rue Canard Youngsville, LA	3.0	2.0	1600	$1,800	$1.12	45d	1	0.92mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	15d	1	0.97mi
304 Barataria Bay Pt Lafayette, LA	3.0	2.5	1712	$1,800	$1.05	45d	1	1.00mi
119 Coconut Grove Cir Lafayette, LA	3.0	2.5	1600	$1,800	$1.12	45d	1	1.07mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,875	$1.57	15d	15	1.45mi
204 Student Ln Lafayette, LA	3.0	2.0	1976	$3,500	$1.77	45d	1	1.46mi
202 Student Ln Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	1.46mi
406 E Martial Ave Lafayette, LA	4.0	2.0	2017	$5,000	$2.48	45d	1	1.47mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 5 events

1. 2025-10-03
   status Pending
2. 2025-09-18
   listed $115,000 Active
3. 2014-09-16
   soldstatus $127,650 368-char remark

   Show marketing remark (368 chars)

   Marvelous two story home located on a corner lot in desirable location. Garage parking with an enclosed building also on the lot to use as a workshop. Spacious living area with fireplace, kitchen, half bath and formal dining downstairs. Master and other two bedrooms are upstairs. Call a lender today to get pre-approved and then make an appointment to view this home.

4. 2014-05-29
   listed $128,900 368-char remark

   Show marketing remark (368 chars)

   Marvelous two story home located on a corner lot in desirable location. Garage parking with an enclosed building also on the lot to use as a workshop. Spacious living area with fireplace, kitchen, half bath and formal dining downstairs. Master and other two bedrooms are upstairs. Call a lender today to get pre-approved and then make an appointment to view this home.

5. 2006-12-29
   soldstatus

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 ≥108°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: $18,641
• − Mortgage interest: −$6,442
• − Property taxes: −$1,570
• − Insurance: −$575
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$900
• − Depreciation: −$3,345
• Taxable income: $2,826
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,766/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

-10.8% since first listed

5 events — show timeline

• 2025-10-03 Pending — AcadianaMLS
• 2025-09-18 Listed $115,000 AcadianaMLS
• 2014-09-16 Sold (MLS) $127,650 AcadianaMLS
• 2014-05-29 Listed $128,900 AcadianaMLS
• 2006-12-29 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,570 · -1.1% YoY. Source: county tax records.