100 Teal Ln #20 · Lafayette, LA 70507

$60,000

2 bd · 2.0 ba · 1,240 sqft · Townhouse public records · 221 Days on market

Built 1981 871 sqft lot $48/sqft · 51% below area $400/mo HOA · 29% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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, Acadian-Cottage style condominium located in Hunters Forest Complex. Home features 2 bedrooms, 2 bathrooms, wood-burning fireplace in the living room and a nice front porch to enjoy a water view. Call for your showing today!

Key facts

• Front porch
• Water view
• Community pool

Tags

• ACADIAN-COTTAGE STYLE
• WOOD-BURNING FIREPLACE
• FRONT PORCH
• WATER VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $35k (41.8% below list).
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $35k (41.8% below list) — sets the bar for cash-flow.
• Cap rate 12.0% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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 74% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 330 active listings in the ZIP; 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 $415 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.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% of rent.
• 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 $34,920 (41.8% 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 221 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 2.34% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.33%
• DSCR: 1.90
• GRM: 3.6

CMA / ARV

• ARV (median comp): $127,616
• List price: $60,000
• Delta: -52.98%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.9%
• Equity multiple: -0.09×
• Total profit: $-18,231
• Equity at exit: $8,946

10-year hold

• IRR: -32.6%
• Equity multiple: -0.51×
• Total profit: $-25,348
• Equity at exit: $5,188

Cash invested: $16,800 (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: 330
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$400
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-142

Break-even live

Break-even rent $1,582

Max offer price $34,920

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-125	+0% $-142	+5% $-159	+10% $-176
Rent	-10% $-253	-5% $-197	+0% $-142	+5% $-87	+10% $-31
Rate	-1.0pp $-112	-0.5pp $-127	base $-142	+0.5pp $-158	+1.0pp $-173

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-21
   days on market $60,000 Active 221 DOM
2. 2026-06-18
   days on market $60,000 Active 218 DOM
3. 2026-06-17
   days on market $60,000 Active 217 DOM
4. 2026-06-16
   days on market $60,000 Active 216 DOM
5. 2026-06-15
   days on market $60,000 Active 215 DOM
6. 2026-06-14
   days on market $60,000 Active 213 DOM
7. 2026-06-13
   days on market $60,000 Active 212 DOM
8. 2026-06-10
   days on market $60,000 Active 210 DOM
9. 2026-06-09
   days on market $60,000 Active 209 DOM
10. 2026-06-08
    days on market $60,000 Active 208 DOM
11. 2026-06-07
    days on market $60,000 Active 207 DOM
12. 2026-06-05
    days on market $60,000 Active 204 DOM
13. 2026-06-03
    days on market $60,000 Active 203 DOM
14. 2026-06-02
    days on market $60,000 Active 202 DOM
15. 2026-06-01
    days on market $60,000 Active 201 DOM
16. 2026-05-31
    days on market $60,000 Active 200 DOM
17. 2026-05-30
    days on market $60,000 Active 199 DOM
18. 2026-03-11
    price $65,000 231-char remark

    Show marketing remark (231 chars)

    Nice, Acadian-Cottage style condominium located in Hunters Forest Complex. Home features 2 bedrooms, 2 bathrooms, wood-burning fireplace in the living room and a nice front porch to enjoy a water view. Call for your showing today!

19. 2026-01-21
    price $79,900 231-char remark

    Show marketing remark (231 chars)

    Nice, Acadian-Cottage style condominium located in Hunters Forest Complex. Home features 2 bedrooms, 2 bathrooms, wood-burning fireplace in the living room and a nice front porch to enjoy a water view. Call for your showing today!

20. 2025-11-11
    listed $99,900 Active 231-char remark

    Show marketing remark (231 chars)

    Nice, Acadian-Cottage style condominium located in Hunters Forest Complex. Home features 2 bedrooms, 2 bathrooms, wood-burning fireplace in the living room and a nice front porch to enjoy a water view. Call for your showing today!

21. 2024-08-02
    price $120,000
22. 2024-06-29
    listed $125,000 Active
23. 1997-12-23
    soldstatus $54,000
24. 1997-07-10
    listed $56,000

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/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 5/10 Major FEMA zone AE · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $16,824
• − Mortgage interest: −$3,361
• − Property taxes: −$1,001
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$4,800
• − Depreciation: −$1,745
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $-1,177/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: 8,670
• 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

+16.1% since first listed

7 events — show timeline

• 2026-03-11 Price Changed $65,000 AcadianaMLS
• 2026-01-21 Price Changed $79,900 AcadianaMLS
• 2025-11-11 Listed $99,900 AcadianaMLS
• 2024-08-02 Price Changed $120,000 AcadianaMLS
• 2024-06-29 Listed $125,000 AcadianaMLS
• 1997-12-23 Sold (MLS) $54,000 AcadianaMLS
• 1997-07-10 Listed $56,000 AcadianaMLS

Property tax history

+19.2%/yr

Latest (2025): $1,001 · -1.1% YoY. Source: county tax records.