112 Fortune Hill Gardens Ln · Lafayette, LA 70592

$259,900

4 bd · 3.0 ba · 2,085 sqft · SingleFamily public records · 76 Days on market

Built 2017 0.47 ac lot $125/sqft · 38% below area Est $421k · 38% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed energy smart modular ranch, thoughtfully built with efficiency and comfort in mind. Featuring enhanced insulation and Low-E thermal windows--along with durable Hardie plank siding, this home offers long-term energy savings and quality construction. It sits tucked away at the end of a private lane, delivering a peaceful country setting with the convenience of nearby city amenities.Inside, the spacious kitchen is perfect for everyday living and entertaining, complete with stainless steel appliances, a center island, walk-in pantry, and a built-in serving buffet. Just off the kitchen and laundry area, you'll find an impressive 15' x 90' covered deck that connects seamlessly to the covered two-car carport--ideal for relaxing or hosting gatherings.The home features stylish touches throughout, including barn-style doors in the primary suite, a built-in desk in the hallway, and a generously sized laundry room with a separate flex space that can serve as an office, craft room, playroom, or additional storage. The welcoming entry showcases a leaded glass front door, while French doors off the kitchen lead out to the deck. With no carpet and a clean, modern color palette throughout, this home is move-in ready and designed for easy living.

Key facts

• 0.47 acre lot
• Garage
• Built 2017

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $82 ($982/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.4% below list).
• Recommended offer: $215k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+1.6%/yr); 675 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 76 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $36k; list at $260k implies a 632% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $214,636 (17.4% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $421,205
• List price: $259,900
• Delta: -38.30%
• 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
100 Osage Dr	0.26mi	4/3.0	2,100 (+1%)	4mo	$348,000	$166	84
106 Wild Clover Pl	0.21mi	4/2.0	2,020 (-3%)	4mo	$308,000	$152	78
210 Treescape Dr	0.21mi	3/2.0 (-1)	2,125 (+2%)	1mo	$374,000	$176	78
227 Treescape Dr	0.20mi	4/3.0	2,250 (+8%)	1mo	$415,000	$184	77
213 Maple Branch St	0.36mi	3/2.5 (-1)	2,123 (+2%)	0mo	$365,700	$172	73
220 Timber Mill St	0.30mi	3/2.0 (-1)	1,997 (-4%)	1mo	$400,000	$200	69
208 Redfern St	0.35mi	3/2.0 (-1)	2,125 (+2%)	4mo	$380,000	$179	68
208 Narrow Way Dr	0.45mi	4/3.0	1,930 (-7%)	5mo	$349,900	$181	63
101 Olivewood Dr	0.44mi	4/3.0	2,317 (+11%)	0mo	$425,000	$183	61
200 Eastwood Dr	0.33mi	3/2.0 (-1)	1,900 (-9%)	3mo	$363,000	$191	58
232 Timber Mill St	0.34mi	3/2.0 (-1)	1,916 (-8%)	5mo	$379,900	$198	58
104 Cherrywood Dr	0.51mi	3/2.5 (-1)	2,338 (+12%)	1mo	$465,328	$199	48

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-39,861
• Equity at exit: $38,752

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-39,814
• Equity at exit: $22,471

Cash invested: $72,772 (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 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 675
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $82

Break-even live

Break-even rent $2,043

Max offer price $259,900

Occupancy floor 91%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Rue Canard Youngsville, LA	4.0	2.0	2600	$2,350	$0.90	13d	1	0.76mi
408 Rue Canard Youngsville, LA	3.0	2.0	1600	$1,800	$1.12	43d	1	0.79mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	13d	1	0.81mi
431 Chemin Metairie Rd Youngsville, LA	3.0	2.5	1542	$1,270	$0.82	21d	1	0.85mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	13d	1	0.95mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	43d	1	1.09mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	43d	1	1.25mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	43d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $259,900 Active 76 DOM
2. 2026-06-17
   days on market $259,900 Active 75 DOM
3. 2026-06-16
   pricedays on market $259,900 Active 74 DOM
4. 2026-06-15
   days on market $265,000 Active 73 DOM
5. 2026-06-14
   days on market $265,000 Active 71 DOM
6. 2026-06-13
   days on market $265,000 Active 70 DOM
7. 2026-06-10
   days on market $265,000 Active 68 DOM
8. 2026-06-09
   days on market $265,000 Active 67 DOM
9. 2026-06-08
   days on market $265,000 Active 66 DOM
10. 2026-06-07
    days on market $265,000 Active 65 DOM
11. 2026-06-05
    days on market $265,000 Active 62 DOM
12. 2026-06-03
    days on market $265,000 Active 61 DOM
13. 2026-06-02
    days on market $265,000 Active 60 DOM
14. 2026-06-01
    days on market $265,000 Active 59 DOM
15. 2026-05-31
    days on market $265,000 Active 58 DOM
16. 2026-05-30
    days on market $265,000 Active 57 DOM
17. 2026-04-03
    listed $265,000 Active 1285-char remark

    Show marketing remark (1285 chars)

    Welcome to this beautifully designed energy smart modular ranch, thoughtfully built with efficiency and comfort in mind. Featuring enhanced insulation and Low-E thermal windows--along with durable Hardie plank siding, this home offers long-term energy savings and quality construction. It sits tucked away at the end of a private lane, delivering a peaceful country setting with the convenience of nearby city amenities.Inside, the spacious kitchen is perfect for everyday living and entertaining, complete with stainless steel appliances, a center island, walk-in pantry, and a built-in serving buffet. Just off the kitchen and laundry area, you'll find an impressive 15' x 90' covered deck that connects seamlessly to the covered two-car carport--ideal for relaxing or hosting gatherings.The home features stylish touches throughout, including barn-style doors in the primary suite, a built-in desk in the hallway, and a generously sized laundry room with a separate flex space that can serve as an office, craft room, playroom, or additional storage. The welcoming entry showcases a leaded glass front door, while French doors off the kitchen lead out to the deck. With no carpet and a clean, modern color palette throughout, this home is move-in ready and designed for easy living.

18. 2017-10-27
    listed $220,000
19. 2016-12-15
    soldstatus $35,500
20. 2016-12-14
    soldstatus $35,500
21. 2016-04-19
    listed $37,900
22. 2016-01-05
    listed $39,999
23. 2015-02-05
    listed $35,000

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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 5/10 Major FEMA zone X (unshaded) · 67% 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: $25,756
• − Mortgage interest: −$14,558
• − Property taxes: −$1,711
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$7,561
• Taxable loss: −$3,494
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $1,820/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

• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 32,167
• Household income: $93,204
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 424.0

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 24% Romanian 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 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: ▼ -41.24%
• Current HPI: 135.2825
• Rent YoY: ▲ 1.65%
• 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

+657.1% since first listed

7 events — show timeline

• 2026-04-03 Listed $265,000 AcadianaMLS
• 2017-10-27 Listed $220,000 AcadianaMLS
• 2016-12-15 Sold (Public Records) $35,500 Public Records
• 2016-12-14 Sold (MLS) $35,500 AcadianaMLS
• 2016-04-19 Listed $37,900 AcadianaMLS
• 2016-01-05 Listed $39,999 AcadianaMLS
• 2015-02-05 Listed $35,000 AcadianaMLS

Property tax history

+22.1%/yr

Latest (2025): $1,711 · -1.3% YoY. Source: county tax records.