1304 E Bayou Pkwy Apt 6c · Lafayette, LA 70508

$140,000

2 bd · 2.0 ba · 1,180 sqft · Townhouse public records · 56 Days on market

Built 1984 $119/sqft · at area comps Est $143k · at est. $336/mo HOA · 17% of rent

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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 +26.3/30.0
• 1% rule +9.4/10.0
• DSCR +8.9/10.0
• ARV discount +8.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 2-bedroom, 2-bath condo offering 1,180 sq ft of bright, welcoming living space. Freshly painted and meticulously maintained, this home features sleek stainless steel appliances, a cozy fireplace, and an abundance of natural light throughout. A brand-new roof adds both value and peace of mind, making this move-in-ready home an exceptional find.

Key facts

• Garage
• Built 1984
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $968 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 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $119k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.44% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 5.8

CMA / ARV

• ARV (median comp): $143,199
• List price: $140,000
• Delta: -2.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 E Bayou Pkwy Unit 2a	0.00mi	2/1.5	1,113 (-6%)	13mo	$105,000	$94	77
1304 E Bayou Pkwy Unit 5a	0.00mi	2/1.5	1,054 (-11%)	13mo	$89,000	$84	69
1400 E Bayou Pkwy Unit 2d	0.28mi	2/2.5	1,232 (+4%)	11mo	$155,000	$126	68
111 Jo Mar Rd	0.60mi	2/2.5	1,227 (+4%)	12mo	$225,000	$183	53

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,022
• Equity at exit: $20,874

10-year hold

• IRR: 5.3%
• Equity multiple: 1.35×
• Total profit: $13,800
• Equity at exit: $12,105

Cash invested: $39,200 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$58
• HOA: −$336
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $361

Break-even live

Break-even rent $1,557

Max offer price $140,000

Occupancy floor 77%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	43d	1	0.53mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	13d	28	0.55mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	43d	1	0.56mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	43d	1	0.56mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	20d	1	0.60mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	43d	1	0.60mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	43d	1	0.64mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	13d	1	0.64mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	43d	1	0.64mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	13d	23	0.72mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	43d	1	0.80mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	13d	12	0.84mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	13d	10	0.85mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	43d	1	0.87mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	20d	1	0.87mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	43d	1	1.05mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	13d	22	1.06mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	13d	16	1.10mi
110 W Bayou Pkwy #102 Lafayette, LA	2.0	1.5	1356	$1,400	$1.03	13d	1	1.18mi
1008 S College Rd #203 Lafayette, LA	2.0	2.0	890	$1,250	$1.40	43d	1	1.31mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,305	$1.25	13d	5	1.35mi
112 Hillside Dr #26 Lafayette, LA	1.0	1.0	741	$995	$1.34	43d	1	1.37mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	20d	1	1.42mi
915 S College Rd Lafayette, LA	1.0–2.0	1.0	659	$875	$1.33	13d	5	1.43mi
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	43d	1	1.43mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	20d	1	1.44mi
710 S College Rd Lafayette, LA	2.0–3.0	1.0–2.0	1050	$895	$0.85	13d	12	1.46mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	43d	1	1.46mi

HOA detail

• Monthly dues: $336 · $4,032/yr

Listing history 23 events

1. 2026-06-09
   status $140,000 Pending 56 DOM
2. 2026-06-08
   days on market $140,000 Active 56 DOM
3. 2026-06-07
   days on market $140,000 Active 55 DOM
4. 2026-06-05
   days on market $140,000 Active 52 DOM
5. 2026-06-03
   days on market $140,000 Active 51 DOM
6. 2026-06-02
   days on market $140,000 Active 50 DOM
7. 2026-06-01
   days on market $140,000 Active 49 DOM
8. 2026-05-31
   days on market $140,000 Active 48 DOM
9. 2026-05-30
   days on market $140,000 Active 47 DOM
10. 2026-04-13
    listed $145,000 Active 365-char remark

    Show marketing remark (365 chars)

    Beautifully updated 2-bedroom, 2-bath condo offering 1,180 sq ft of bright, welcoming living space. Freshly painted and meticulously maintained, this home features sleek stainless steel appliances, a cozy fireplace, and an abundance of natural light throughout. A brand-new roof adds both value and peace of mind, making this move-in-ready home an exceptional find.

11. 2021-05-03
    soldstatus $119,000
12. 2020-09-19
    listed $119,000
13. 2017-06-21
    soldstatus $115,000
14. 2017-05-22
    listed $115,000
15. 2014-03-31
    soldstatus $119,750
16. 2013-10-02
    listed $123,000
17. 2012-09-25
    listed $128,500
18. 2012-03-18
    listed $128,250
19. 2010-09-15
    soldstatus $120,000
20. 2010-09-15
    soldstatus $120,000
21. 2010-02-01
    listed $117,500
22. 2003-03-26
    soldstatus $83,500
23. 2003-02-04
    listed $85,000

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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: $24,172
• − Mortgage interest: −$7,842
• − Property taxes: −$1,221
• − Insurance: −$700
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$4,032
• − Depreciation: −$4,073
• Taxable income: $2,437
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,748/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+70.6% since first listed

14 events — show timeline

• 2026-04-13 Listed $145,000 AcadianaMLS
• 2021-05-03 Sold (MLS) $119,000 AcadianaMLS
• 2020-09-19 Listed $119,000 AcadianaMLS
• 2017-06-21 Sold (MLS) $115,000 AcadianaMLS
• 2017-05-22 Listed $115,000 AcadianaMLS
• 2014-03-31 Sold (MLS) $119,750 AcadianaMLS
• 2013-10-02 Listed $123,000 AcadianaMLS
• 2012-09-25 Listed $128,500 AcadianaMLS
• 2012-03-18 Listed $128,250 AcadianaMLS
• 2010-09-15 Sold (Public Records) $120,000 Public Records
• 2010-09-15 Sold (MLS) $120,000 AcadianaMLS
• 2010-02-01 Listed $117,500 AcadianaMLS
• 2003-03-26 Sold (MLS) $83,500 AcadianaMLS
• 2003-02-04 Listed $85,000 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $1,221 · -1.1% YoY. Source: county tax records.