116 Bell North Dr · Lafayette, LA 70507

$165,000

3 bd · 2.0 ba · 1,225 sqft · Land · 11 Days on market

Built 2026 6,534 sqft lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice lot in established Bell North Subdivision near I-49 off Pont de Mouton. Numerous adjacent lots available. Priced to sell quickly. Build to suit available

Key facts

• 6,534 sq ft lot
• Parking
• Built 2026

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric
• Home design: Single-family residence; New construction
• Construction: HardiPlank-type siding; Frame construction; Composition roof
• Exterior features: City street frontage

Interior

• Kitchen: Electric stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Double pane windows; Electric stove (electric range/connection)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $165,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $125,727.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (49.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (23.1% below list).
• Recommended offer: $83k (49.5% below list) — sets the bar for cash-flow.
• Cap rate 7.6% 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.
• Zoned schools: Live Oak Elementary School (math 21% / reading 27%, grade F, #402 of 646 statewide, top 63%, 602 students, 82% FRL); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 75% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 324 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $869 of loan paydown is wiped out by about $4k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $16k; list at $165k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $83,259 (49.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $125,727
• List price: $165,000
• Delta: 31.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -33.9%
• Equity multiple: -0.10×
• Total profit: $-38,784
• Equity at exit: $18,746

10-year hold

• IRR: -40.2%
• Equity multiple: -0.61×
• Total profit: $-56,700
• Equity at exit: $10,871

Cash invested: $35,204 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$659
• Tax est. 1.5%: −$157 /mo · $1,886/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-293

Break-even live

Break-even rent $1,640

Max offer price $83,259

Occupancy floor —

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: $31,432
• Closing costs: $3,772
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 High Meadows Blvd #121 Lafayette, LA	2.0	1.0	800	$900	$1.12	13d	1	0.45mi
315 Sidney Martin Rd Unit 1 Lafayette, LA	3.0	1.5	1218	$1,400	$1.15	21d	1	0.46mi
201 High Meadows Blvd Unit 208 Lafayette, LA	2.0	1.5	900	$1,100	$1.22	21d	1	0.55mi
106 Rue Royale Apt B Lafayette, LA	2.0	1.5	912	$775	$0.85	13d	1	0.55mi
13 Larkspur Ln Unit 13 Lafayette, LA	3.0	1.5	1380	$1,200	$0.87	43d	1	0.59mi
600 Rim Rd Apt 10 Lafayette, LA	2.0	1.0	750	$750	$1.00	13d	1	0.71mi
111 Banister Ct Lafayette, LA	1.0–2.0	1.0–2.0	916	$1,827	$1.99	13d	10	1.06mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	13d	1	1.19mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.27mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.27mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	21d	1	1.28mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	44d	1	1.28mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	13d	20	1.31mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	43d	1	1.43mi

Listing history 15 events

1. 2026-06-03
   status $165,000 Pending 11 DOM
2. 2026-06-02
   days on market $165,000 Active 11 DOM
3. 2026-06-01
   days on market $165,000 Active 10 DOM
4. 2026-05-31
   days on market $165,000 Active 9 DOM
5. 2026-05-30
   days on market $165,000 Active 8 DOM
6. 2026-05-16
   listed $165,000 Active 454-char remark
7. 2026-05-14
   historical $165,000 454-char remark
8. 2025-06-24
   soldstatus $16,500
9. 2024-06-21
   soldstatus $8,000
10. 2024-06-20
    soldstatus $4,000 Sold 160-char remark

    Show marketing remark (160 chars)

    Nice lot in established Bell North Subdivision near I-49 off Pont de Mouton. Numerous adjacent lots available. Priced to sell quickly. Build to suit available

11. 2024-06-08
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Nice lot in established Bell North Subdivision near I-49 off Pont de Mouton. Numerous adjacent lots available. Priced to sell quickly. Build to suit available

12. 2024-04-02
    status Active 160-char remark

    Show marketing remark (160 chars)

    Nice lot in established Bell North Subdivision near I-49 off Pont de Mouton. Numerous adjacent lots available. Priced to sell quickly. Build to suit available

13. 2019-08-05
    listed $7,000 160-char remark

    Show marketing remark (160 chars)

    Nice lot in established Bell North Subdivision near I-49 off Pont de Mouton. Numerous adjacent lots available. Priced to sell quickly. Build to suit available

14. 2009-04-14
    listed $21,000
15. 2006-09-29
    listed $21,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,219
• − Mortgage interest: −$7,043
• − Property taxes: −$1,886
• − Insurance: −$5,747
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,658
• Taxable loss: −$5,549
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-2,190/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): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% 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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• 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

+685.7% since first listed

13 events — show timeline

• 2026-06-02 Pending — AcadianaMLS
• 2026-05-25 Relisted — AcadianaMLS
• 2026-05-19 Pending — AcadianaMLS
• 2026-05-16 Listed $165,000 AcadianaMLS
• 2026-05-14 Coming Soon $165,000 AcadianaMLS
• 2025-06-24 Sold (Public Records) $16,500 Public Records
• 2024-06-21 Sold (Public Records) $8,000 Public Records
• 2024-06-20 Sold (MLS) $4,000 AcadianaMLS
• 2024-06-08 Pending — AcadianaMLS
• 2024-04-02 Relisted — AcadianaMLS
• 2019-08-05 Listed $7,000 AcadianaMLS
• 2009-04-14 Listed $21,000 AcadianaMLS
• 2006-09-29 Listed $21,000 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $97 · -1.1% YoY. Source: county tax records.