104 Hidden Meadows Dr · Lafayette, LA 70506

$246,985

3 bd · 2.0 ba · 1,603 sqft · SingleFamily · 336 Days on market

Built 2025 6,969 sqft lot $154/sqft · 11% below area Est $279k · 11% under $17/mo HOA · 1% of rent ↓ 1% since listing

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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).

• ARV discount +12.6/15.0
• Cash flow +9.4/30.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction build by DSLD HOMES located on a Corner Lot!! This Verwood IV C has an open floor plan with upgraded cabinets, quartz counters, LED canned lighting, additional 110V outlet & gas line added. Special features include luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, garden tub, separate shower, large walk-in closet & double vanities in primary suite, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & more!

Key facts

• Open floor plan
• Quartz counters
• Gas line added

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINETS
• QUARTZ COUNTERS
• LED CANNED LIGHTING
• ADDITIONAL 110V OUTLET
• GAS LINE ADDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (20.7% below list).
• Recommended offer: $196k (20.7% below list) — sets the bar for 1% rule.

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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 414 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 336 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,839 (20.7% 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. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $278,684
• List price: $246,985
• Delta: -11.37%
• 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
104 Hidden Meadows Dr	0.00mi	3/2.0	1,603 (0%)	0mo	$246,985	$154	100
308 Hidden Meadows Dr	0.02mi	3/2.0	1,689 (+5%)	1mo	$261,985	$155	89
114 Garden Meadows Dr	0.04mi	3/2.0	1,718 (+7%)	8mo	$267,710	$156	79
122 Steep Meadows Ln	0.12mi	3/2.0	1,718 (+7%)	5mo	$264,784	$154	78
112 Gentle Crescent Ln	0.33mi	3/2.0	1,657 (+3%)	5mo	$231,000	$139	75
141 Hummingbird Ln	0.41mi	3/2.0	1,570 (-2%)	10mo	$175,000	$111	69
114 Elmwood Meadows Dr	0.06mi	3/2.0	1,825 (+14%)	8mo	$268,390	$147	68
310 Hidden Meadows Dr	0.02mi	4/2.5 (+1)	1,833 (+14%)	7mo	$274,826	$150	62
113 Hummingbird Ln	0.32mi	3/2.0	1,405 (-12%)	4mo	$155,000	$110	61
100 Sand Pebble Dr	0.73mi	3/2.0	1,720 (+7%)	9mo	$150,000	$87	47
214 S Lakepointe Dr	0.68mi	4/2.0 (+1)	1,731 (+8%)	4mo	$258,000	$149	46
126 Gateway Dr	0.59mi	3/2.0	1,826 (+14%)	6mo	$245,000	$134	44

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.29×
• Total profit: $-49,007
• Equity at exit: $36,826

10-year hold

• IRR: -10.9%
• Equity multiple: 0.31×
• Total profit: $-47,638
• Equity at exit: $21,355

Cash invested: $69,156 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 414
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$17
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-177

Break-even live

Break-even rent $2,182

Max offer price $221,412

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-91	+0% $-177	+5% $-262	+10% $-347
Rent	-10% $-331	-5% $-254	+0% $-177	+5% $-99	+10% $-22
Rate	-1.0pp $-52	-0.5pp $-114	base $-177	+0.5pp $-241	+1.0pp $-306

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: $61,746
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	23d	1	0.17mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	23d	1	0.23mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	23d	1	0.27mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	45d	1	0.27mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	15d	25	0.63mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	15d	1	0.78mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	23d	1	0.84mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	23d	1	0.96mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	23d	1	0.96mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	15d	34	1.13mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	15d	126	1.14mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	15d	20	1.20mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	23d	1	1.26mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watergasinternetlandscaping

Listing history 5 events

1. 2026-05-13
   status Pending 686-char remark

   Show marketing remark (686 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction build by DSLD HOMES located on a Corner Lot!! This Verwood IV C has an open floor plan with upgraded cabinets, quartz counters, LED canned lighting, additional 110V outlet & gas line added. Special features include luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, garden tub, separate shower, large walk-in closet & double vanities in primary suite, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & more!

2. 2026-04-16
   price $246,985 686-char remark

   Show marketing remark (686 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction build by DSLD HOMES located on a Corner Lot!! This Verwood IV C has an open floor plan with upgraded cabinets, quartz counters, LED canned lighting, additional 110V outlet & gas line added. Special features include luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, garden tub, separate shower, large walk-in closet & double vanities in primary suite, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & more!

3. 2026-02-20
   price $246,990 686-char remark

   Show marketing remark (686 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction build by DSLD HOMES located on a Corner Lot!! This Verwood IV C has an open floor plan with upgraded cabinets, quartz counters, LED canned lighting, additional 110V outlet & gas line added. Special features include luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, garden tub, separate shower, large walk-in closet & double vanities in primary suite, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & more!

4. 2026-01-14
   price $249,610 686-char remark

   Show marketing remark (686 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction build by DSLD HOMES located on a Corner Lot!! This Verwood IV C has an open floor plan with upgraded cabinets, quartz counters, LED canned lighting, additional 110V outlet & gas line added. Special features include luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, garden tub, separate shower, large walk-in closet & double vanities in primary suite, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & more!

5. 2025-06-11
   listed $249,615 Active 686-char remark

   Show marketing remark (686 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction build by DSLD HOMES located on a Corner Lot!! This Verwood IV C has an open floor plan with upgraded cabinets, quartz counters, LED canned lighting, additional 110V outlet & gas line added. Special features include luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, garden tub, separate shower, large walk-in closet & double vanities in primary suite, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & more!

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

Taxation est. · year 1

• Rental income: $23,501
• − Mortgage interest: −$13,835
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$204
• − Depreciation: −$7,185
• Taxable loss: −$6,423
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $-579/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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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

-1.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-04-16 Price Changed $246,985 AcadianaMLS
• 2026-02-20 Price Changed $246,990 AcadianaMLS
• 2026-01-14 Price Changed $249,610 AcadianaMLS
• 2025-06-11 Listed $249,615 AcadianaMLS