101 Briarwood Dr · Lafayette, LA 70501

$195,000

4 bd · 2.0 ba · 2,198 sqft · SingleFamily public records · 261 Days on market

Built 1985 10,018 sqft lot $89/sqft · 11% below area Est $220k · 11% 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 +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Discover this charming 4-bedroom, 2-bathroom home located in the desirable Briarwood Forest subdivision! Perfectly situated just minutes from shopping, dining, and the soon-to-be Buc-ee's, this home offers both comfort and convenience. Featuring a spacious layout, inviting living areas, and a great location, it's an ideal choice for anyone seeking a blend of style and accessibility.

Key facts

• 0.23 acre lot
• 2 parking spots
• Listed 261 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,517/mo this rent would consume 91% of the median local household income ($33k/yr) (locally 2089% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 33y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $195k implies a 5032% gain — meaningful room to come down on a strong offer.

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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.29% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $219,629
• List price: $195,000
• Delta: -11.21%
• 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
113 Kingswood Dr	0.16mi	4/2.5	2,308 (+5%)	2mo	$220,000	$95	80
302 Martin Oaks Dr	0.33mi	3/2.0 (-1)	2,268 (+3%)	9mo	$159,998	$71	67
209 Norman Dr	0.44mi	3/3.0 (-1)	2,178 (-1%)	6mo	$140,000	$64	64
332 White Pine Dr	0.60mi	4/2.0	2,079 (-5%)	6mo	$269,000	$129	58
320 White Pine Dr	0.59mi	4/2.0	2,079 (-5%)	8mo	$269,000	$129	57
329 White Pine Dr	0.59mi	4/2.0	2,079 (-5%)	9mo	$265,500	$128	56
315 White Pine Dr	0.59mi	4/2.0	2,079 (-5%)	10mo	$267,500	$129	56
330 White Pine Dr	0.59mi	5/3.0 (+1)	2,087 (-5%)	1mo	$269,500	$129	54
327 White Pine Dr	0.59mi	5/3.0 (+1)	2,087 (-5%)	7mo	$273,500	$131	49
323 White Pine Dr	0.59mi	4/2.0	1,874 (-15%)	1mo	$249,000	$133	48
328 White Pine Dr	0.59mi	4/2.0	1,874 (-15%)	1mo	$254,500	$136	47
120 Red Pine Dr	0.71mi	4/2.0	1,874 (-15%)	6mo	$239,900	$128	37

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: 12.0%
• Equity multiple: 1.50×
• Total profit: $27,400
• Equity at exit: $29,075

10-year hold

• IRR: 24.1%
• Equity multiple: 3.50×
• Total profit: $136,569
• Equity at exit: $16,860

Cash invested: $54,600 (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 70501

• Rents YoY: 7.3%
• Active inventory: 246
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $746

Break-even live

Break-even rent $1,572

Max offer price $195,000

Occupancy floor 65%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	13d	1	0.37mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	13d	1	0.65mi

Listing history 21 events

1. 2026-06-18
   days on market $195,000 Active 261 DOM
2. 2026-06-17
   days on market $195,000 Active 260 DOM
3. 2026-06-16
   days on market $195,000 Active 259 DOM
4. 2026-06-15
   days on market $195,000 Active 258 DOM
5. 2026-06-14
   days on market $195,000 Active 256 DOM
6. 2026-06-13
   days on market $195,000 Active 255 DOM
7. 2026-06-10
   days on market $195,000 Active 253 DOM
8. 2026-06-09
   days on market $195,000 Active 252 DOM
9. 2026-06-08
   days on market $195,000 Active 251 DOM
10. 2026-06-07
    days on market $195,000 Active 250 DOM
11. 2026-06-05
    days on market $195,000 Active 247 DOM
12. 2026-06-03
    days on market $195,000 Active 246 DOM
13. 2026-06-02
    days on market $195,000 Active 245 DOM
14. 2026-06-01
    days on market $195,000 Active 244 DOM
15. 2026-05-31
    days on market $195,000 Active 243 DOM
16. 2026-05-30
    days on market $195,000 Active 242 DOM
17. 2026-04-29
    price $195,000 385-char remark

    Show marketing remark (385 chars)

    Discover this charming 4-bedroom, 2-bathroom home located in the desirable Briarwood Forest subdivision! Perfectly situated just minutes from shopping, dining, and the soon-to-be Buc-ee's, this home offers both comfort and convenience. Featuring a spacious layout, inviting living areas, and a great location, it's an ideal choice for anyone seeking a blend of style and accessibility.

18. 2025-10-13
    price $215,000 385-char remark

    Show marketing remark (385 chars)

    Discover this charming 4-bedroom, 2-bathroom home located in the desirable Briarwood Forest subdivision! Perfectly situated just minutes from shopping, dining, and the soon-to-be Buc-ee's, this home offers both comfort and convenience. Featuring a spacious layout, inviting living areas, and a great location, it's an ideal choice for anyone seeking a blend of style and accessibility.

19. 2025-10-01
    listed $225,000 Active 385-char remark

    Show marketing remark (385 chars)

    Discover this charming 4-bedroom, 2-bathroom home located in the desirable Briarwood Forest subdivision! Perfectly situated just minutes from shopping, dining, and the soon-to-be Buc-ee's, this home offers both comfort and convenience. Featuring a spacious layout, inviting living areas, and a great location, it's an ideal choice for anyone seeking a blend of style and accessibility.

20. 1993-09-21
    soldstatus $3,800 67-char remark

    Show marketing remark (67 chars)

    CBA 0%/QUIET COUNTRY LIVING IN BRIARFIELD SUBD/LOT HAS 27,720 SQ FT

21. 1993-07-14
    listed $3,500 67-char remark

    Show marketing remark (67 chars)

    CBA 0%/QUIET COUNTRY LIVING IN BRIARFIELD SUBD/LOT HAS 27,720 SQ FT

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 1/10 Low
• 🌡 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: $30,203
• − Mortgage interest: −$10,923
• − Property taxes: −$1,659
• − Insurance: −$975
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$5,673
• Taxable income: $6,140
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $7,481/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

+5471.4% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $195,000 AcadianaMLS
• 2025-10-13 Price Changed $215,000 AcadianaMLS
• 2025-10-01 Listed $225,000 AcadianaMLS
• 1993-09-21 Sold (MLS) $3,800 AcadianaMLS
• 1993-07-14 Listed $3,500 AcadianaMLS

Property tax history

+7.5%/yr

Latest (2025): $1,659 · -1.1% YoY. Source: county tax records.