317 Doc Duhon St · Lafayette, LA 70501

$75,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 50 Days on market

Built 1959 6,098 sqft lot $74/sqft · 7% below area Est $80k · 7% 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 +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

SUBJECT PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION; FHA FINANCING IS OFFERED.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1959

Property features AI

Exterior

• Parking: Carport (1 covered space)
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer construction
• Exterior features: Brick veneer exterior

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling; Heating type: Other; Cooling type: Other
• Interior features: Has heating; Has cooling; Cooling type listed as Other; Heating type listed as Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: Evangeline Elementary School (math 20% / reading 33%, grade F, #372 of 646 statewide, top 58%, 613 students, 84% FRL); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 246 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.43% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.76%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (median comp): $80,253
• List price: $75,000
• Delta: -6.55%
• 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
301 Doc Duhon St	0.10mi	3/1.0	1,000 (-1%)	7mo	$90,000	$90	88
327 Sonny St	0.05mi	3/1.0	975 (-4%)	8mo	$37,000	$38	85
108 Macklyn St	0.30mi	3/1.0	1,054 (+4%)	1mo	$50,000	$47	78
110 N Pine St	0.44mi	3/1.0	979 (-4%)	8mo	$60,500	$62	67
315 Doc Duhon St	0.01mi	2/1.5 (-1)	1,102 (+9%)	14mo	$86,300	$78	66
107 Odile St	0.29mi	2/1.0 (-1)	950 (-6%)	6mo	$96,000	$101	66
204 Doc Duhon St	0.20mi	3/1.0	900 (-11%)	9mo	$75,000	$83	64
101 Conrad St	0.54mi	3/1.5	1,140 (+12%)	1mo	$59,000	$52	52
114 Randolph Dr	0.60mi	3/1.0	920 (-9%)	7mo	$74,000	$80	51
100 Antelope Ct	0.75mi	2/1.0 (-1)	960 (-5%)	3mo	$61,100	$64	48
107 Zilia St	0.35mi	3/1.5	1,162 (+15%)	12mo	$135,000	$116	47
114 Whitney St	0.73mi	2/1.0 (-1)	972 (-4%)	15mo	$50,000	$51	41

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: 18.9%
• Equity multiple: 1.81×
• Total profit: $16,981
• Equity at exit: $11,183

10-year hold

• IRR: 30.0%
• Equity multiple: 4.24×
• Total profit: $67,936
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $381

Break-even live

Break-even rent $590

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $423	-5% $402	+0% $381	+5% $360	+10% $338
Rent	-10% $296	-5% $338	+0% $381	+5% $423	+10% $465
Rate	-1.0pp $419	-0.5pp $400	base $381	+0.5pp $361	+1.0pp $342

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	0.21mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	22d	1	0.21mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	44d	1	0.31mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	44d	1	0.53mi
2820 Louisiana Ave Lafayette, LA	1.0–2.0	1.0–2.0	821	$1,145	$1.39	14d	20	0.65mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	14d	1	0.67mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	45d	1	0.71mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	22d	1	0.71mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	0.85mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	44d	1	0.89mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	22d	1	0.89mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	22d	1	0.91mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	1.02mi
423 Sampson St Lafayette, LA	4.0	2.0	1400	$950	$0.68	44d	1	1.22mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	22d	1	1.29mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	44d	1	1.30mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	22d	1	1.36mi
106 Rue Royale Apt B Lafayette, LA	2.0	1.5	912	$775	$0.85	14d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 50 DOM
2. 2026-06-17
   days on market $75,000 Active 49 DOM
3. 2026-06-16
   days on market $75,000 Active 48 DOM
4. 2026-06-15
   days on market $75,000 Active 47 DOM
5. 2026-06-14
   days on market $75,000 Active 45 DOM
6. 2026-06-13
   days on market $75,000 Active 44 DOM
7. 2026-06-10
   days on market $75,000 Active 42 DOM
8. 2026-06-09
   days on market $75,000 Active 41 DOM
9. 2026-06-08
   days on market $75,000 Active 40 DOM
10. 2026-06-07
    days on market $75,000 Active 39 DOM
11. 2026-06-05
    days on market $75,000 Active 36 DOM
12. 2026-06-03
    days on market $75,000 Active 35 DOM
13. 2026-06-02
    days on market $75,000 Active 34 DOM
14. 2026-06-01
    days on market $75,000 Active 33 DOM
15. 2026-05-31
    days on market $75,000 Active 32 DOM
16. 2026-05-30
    days on market $75,000 Active 31 DOM
17. 2026-04-28
    listed $75,000 Active 765-char remark
18. 2022-06-08
    soldstatus $650,000
19. 2001-07-18
    soldstatus $33,100 80-char remark

    Show marketing remark (80 chars)

    SUBJECT PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION; FHA FINANCING IS OFFERED.

20. 2001-05-24
    listed $35,000 80-char remark

    Show marketing remark (80 chars)

    SUBJECT PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION; FHA FINANCING IS OFFERED.

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $497 · $41/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $12,862
• − Mortgage interest: −$4,201
• − Property taxes: −$497
• − Insurance: −$375
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,182
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,718/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

+114.3% since first listed

4 events — show timeline

• 2026-04-28 Listed $75,000 AcadianaMLS
• 2022-06-08 Sold (Public Records) $650,000 Public Records
• 2001-07-18 Sold (MLS) $33,100 AcadianaMLS
• 2001-05-24 Listed $35,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $497 · -1.1% YoY. Source: county tax records.