116 Bristol Dr · Lafayette, LA 70507

$145,000

3 bd · 2.0 ba · 1,717 sqft · Manufactured · 25 Days on market

Built 2003 1.00 ac lot

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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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Space, storage, and convenience -- all on one acre in Lafayette! Welcome to 116 Bristol Dr, a 3 bedroom, 2 bathroom home designed for the buyer who wants room to breathe without giving up everyday convenience. Set on a spacious 1-acre lot, this property offers the flexibility today's buyers are looking for: outdoor space for entertaining, gardening, pets, hobbies, or simply enjoying a little extra privacy. Inside, the home features practical, high-demand amenities including walk-in closets, a walk-in pantry, and all appliances included -- making the move-in process that much easier. Two storage sheds add valuable space for lawn equipment, tools, seasonal items, or weekend projects. The loca

Key facts

• Walk-in closets
• Two storage sheds
• One acre

Tags

• ONE ACRE
• OUTDOOR SPACE
• WALK-IN CLOSETS
• WALK-IN PANTRY
• ALL APPLIANCES INCLUDED
• TWO STORAGE SHEDS

Property features AI

Finance

• HOA & community: Acreage community

Exterior

• Parking: Attached carport; 2 covered parking spaces
• Utilities: Public sewer; City electricity
• Home design: Manufactured home
• Construction: Vinyl siding; Metal roof
• Exterior features: Exterior lighting; Covered patio/porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric stove (convection); Refrigerator; Formica counters; Walk-in pantry
• Flooring: Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Dual closets; Separate shower; Walk-in pantry; Walk-in closet(s); Formica counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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

• It's been on market 25 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,973
• Equity at exit: $21,620

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $23,731
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $323

Break-even live

Break-even rent $1,141

Max offer price $145,000

Occupancy floor 74%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Teal Ln #57 Lafayette, LA	4.0	2.0	1400	$1,320	$0.94	44d	1	1.11mi
301 Nottingham Cir Lafayette, LA	3.0	2.5	1833	$1,600	$0.87	44d	1	1.12mi
107 Trinidad Cir Lafayette, LA	3.0	2.0	1197	$1,150	$0.96	44d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 25 DOM
2. 2026-06-17
   days on market $145,000 Active 24 DOM
3. 2026-06-16
   days on market $145,000 Active 23 DOM
4. 2026-06-15
   days on market $145,000 Active 22 DOM
5. 2026-06-14
   days on market $145,000 Active 20 DOM
6. 2026-06-13
   days on market $145,000 Active 19 DOM
7. 2026-06-10
   days on market $145,000 Active 17 DOM
8. 2026-06-09
   days on market $145,000 Active 16 DOM
9. 2026-06-08
   days on market $145,000 Active 15 DOM
10. 2026-06-07
    days on market $145,000 Active 14 DOM
11. 2026-06-05
    days on market $145,000 Active 11 DOM
12. 2026-06-03
    days on market $145,000 Active 10 DOM
13. 2026-06-02
    days on market $145,000 Active 9 DOM
14. 2026-06-01
    days on market $145,000 Active 8 DOM
15. 2026-05-31
    days on market $145,000 Active 7 DOM
16. 2026-05-30
    days on market $145,000 Active 6 DOM
17. 2026-05-24
    listed $145,000 Active
18. 2023-05-02
    soldstatus $99,500

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,597
• − Mortgage interest: −$8,122
• − Property taxes: −$968
• − Insurance: −$725
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,218
• Taxable income: $1,588
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,493/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

+45.7% since first listed

2 events — show timeline

• 2026-05-24 Listed $145,000 AcadianaMLS
• 2023-05-02 Sold (Public Records) $99,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $968 · -1.1% YoY. Source: county tax records.