621 Arthur St · Lafayette, LA 70501

$80,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 783 Days on market

Built 1975 0.27 ac lot $63/sqft · 33% below area Est $122k · 34% 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 +15.0/15.0
• 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

Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

Key facts

• Brick home on piers
• 0.27 acre lot
• Garage

Tags

• BRICK HOME ON PIERS
• NEW ROOF INSTALLED 2023

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$121,922) 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/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 45% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 783 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $70k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 783 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (median comp): $121,922
• List price: $80,000
• Delta: -34.38%
• 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
708 Hellen St	0.19mi	3/2.0	1,220 (-4%)	1mo	$145,000	$119	79
124 Kennedy Dr	0.16mi	3/2.0	1,372 (+8%)	0mo	$148,000	$108	76
1001 Poplar St	0.13mi	4/1.5 (+1)	1,387 (+9%)	1mo	$110,000	$79	71
109 Tyreek Dr	0.51mi	3/2.0	1,200 (-6%)	1mo	$168,500	$140	61
106 Jantz	0.48mi	3/2.0	1,165 (-9%)	2mo	$189,900	$163	58
113 Salt Dr	0.49mi	3/2.0	1,165 (-9%)	5mo	$189,000	$162	55
617 Evangeline Dr	0.68mi	2/1.0 (-1)	1,220 (-4%)	3mo	$165,000	$135	53
109 Salt Dr	0.49mi	3/2.0	1,165 (-9%)	8mo	$185,000	$159	52
228 Duclos St	0.72mi	2/2.0 (-1)	1,355 (+6%)	2mo	$228,000	$168	45
100 Hayes Dr	0.65mi	3/2.0	1,100 (-14%)	1mo	$35,000	$32	42
516 Cedar Crest Ct	0.71mi	3/2.0	1,125 (-12%)	4mo	$165,000	$147	40
104 Town Homes Dr	0.73mi	3/1.0	1,100 (-14%)	8mo	$95,000	$86	36

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: 25.0%
• Equity multiple: 2.09×
• Total profit: $24,327
• Equity at exit: $11,928

10-year hold

• IRR: 35.2%
• Equity multiple: 4.90×
• Total profit: $87,330
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $497

Break-even live

Break-even rent $615

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $542	-5% $519	+0% $497	+5% $474	+10% $451
Rent	-10% $398	-5% $448	+0% $497	+5% $546	+10% $595
Rate	-1.0pp $537	-0.5pp $517	base $497	+0.5pp $476	+1.0pp $455

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	0.18mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.51mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	0.56mi
1140 Madeline Ave Lafayette, LA	4.0	1.0	1225	$850	$0.69	44d	1	0.62mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	44d	1	0.62mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	44d	1	0.63mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	21d	1	0.71mi
1114 W Congress St Lafayette, LA	2.0	1.0	1200	$1,350	$1.12	44d	1	0.91mi
1011 W Congress St Lafayette, LA	2.0	1.0	1181	$1,400	$1.19	44d	1	0.92mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	0.95mi
615 Lafayette St Lafayette, LA	2.0	2.0	1188	$1,350	$1.14	44d	1	0.99mi
114 Carlin St Lafayette, LA	2.0	2.5	1200	$2,000	$1.67	44d	1	1.01mi
1312 W University Ave Lafayette, LA	3.0	2.0	1700	$1,300	$0.76	44d	1	1.02mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	1.03mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	44d	1	1.04mi
215 Versailles Blvd Unit 3 Lafayette, LA	3.0	2.0	1800	$1,675	$0.93	21d	1	1.09mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	1.16mi
914 Saint Patrick St Lafayette, LA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.21mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	21d	1	1.23mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	14d	1	1.23mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.36mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	1.36mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	14d	1	1.37mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	14d	1	1.37mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	14d	1	1.38mi
517 Saint Patrick St Lafayette, LA	3.0	2.0	1600	$1,650	$1.03	21d	1	1.41mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,100	$1.12	44d	1	1.44mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,050	$1.07	14d	1	1.44mi
208 Thelma Dr Lafayette, LA	2.0	1.0	1200	$1,200	$1.00	14d	1	1.50mi

Listing history 34 events

1. 2026-06-16
   status $80,000 Pending 783 DOM
2. 2026-06-16
   days on market $80,000 Active 783 DOM
3. 2026-06-15
   days on market $80,000 Active 782 DOM
4. 2026-06-14
   days on market $80,000 Active 780 DOM
5. 2026-06-13
   days on market $80,000 Active 779 DOM
6. 2026-06-10
   days on market $80,000 Active 777 DOM
7. 2026-06-09
   days on market $80,000 Active 776 DOM
8. 2026-06-08
   days on market $80,000 Active 775 DOM
9. 2026-06-07
   pricedays on market $80,000 Active 774 DOM
10. 2026-06-05
    days on market $82,500 Active 771 DOM
11. 2026-06-03
    days on market $82,500 Active 770 DOM
12. 2026-06-02
    days on market $82,500 Active 769 DOM
13. 2026-06-01
    days on market $82,500 Active 768 DOM
14. 2026-05-31
    days on market $82,500 Active 767 DOM
15. 2026-05-30
    days on market $82,500 Active 766 DOM
16. 2026-05-12
    price $82,500 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

17. 2026-04-08
    price $85,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

18. 2026-02-26
    price $90,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

19. 2026-01-15
    price $95,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

20. 2026-01-04
    price $99,900 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

21. 2025-12-11
    price $105,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

22. 2025-07-09
    price $107,500 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

23. 2025-05-30
    price $110,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

24. 2025-04-29
    price $115,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

25. 2025-04-10
    price $125,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

26. 2025-03-27
    price $130,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

27. 2025-02-27
    price $135,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

28. 2025-01-03
    price $145,000 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

29. 2024-08-19
    price $147,500 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

30. 2024-04-18
    listed $150,000 Active 260-char remark

    Show marketing remark (260 chars)

    Freshly painted exterior with a recent price drop!! Great rental property on a double lot. Brick home on piers with garage and on a corner lot. Home is a 3 bedroom, 1 bath receiving $925.00 per month. Room to increase rent even more. New roof installed 2023.

31. 2023-12-18
    listed $876,275 Active
32. 2013-11-21
    soldstatus $306,000
33. 2013-11-19
    soldstatus $64,000
34. 2013-10-02
    listed $67,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$44/yr (+$4/mo · 11.0%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,925
• − Mortgage interest: −$4,481
• − Property taxes: −$396
• − Insurance: −$400
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,327
• Taxable income: $4,932
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,776/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

+23.1% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $82,500 AcadianaMLS
• 2026-04-08 Price Changed $85,000 AcadianaMLS
• 2026-02-26 Price Changed $90,000 AcadianaMLS
• 2026-01-15 Price Changed $95,000 AcadianaMLS
• 2026-01-04 Price Changed $99,900 AcadianaMLS
• 2025-12-11 Price Changed $105,000 AcadianaMLS
• 2025-07-09 Price Changed $107,500 AcadianaMLS
• 2025-05-30 Price Changed $110,000 AcadianaMLS
• 2025-04-29 Price Changed $115,000 AcadianaMLS
• 2025-04-10 Price Changed $125,000 AcadianaMLS
• 2025-03-27 Price Changed $130,000 AcadianaMLS
• 2025-02-27 Price Changed $135,000 AcadianaMLS
• 2025-01-03 Price Changed $145,000 AcadianaMLS
• 2024-08-19 Price Changed $147,500 AcadianaMLS
• 2024-04-18 Listed $150,000 AcadianaMLS
• 2023-12-18 Listed $876,275 AcadianaMLS
• 2013-11-21 Sold (Public Records) $306,000 Public Records
• 2013-11-19 Sold (MLS) $64,000 AcadianaMLS
• 2013-10-02 Listed $67,000 AcadianaMLS

Property tax history

+4.6%/yr

Latest (2025): $396 · -1.1% YoY. Source: county tax records.