200 Foreman Dr · Lafayette, LA 70506

$190,000

4 bd · 2.5 ba · 1,870 sqft · SingleFamily public records · 19 Days on market

Built 1966 0.45 ac lot $102/sqft · 14% below area Est $226k · 16% under

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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 +21.5/30.0
• ARV discount +14.6/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated four bedroom home in the heart of Lafayette. Features a new roof, new flooring and has a freshly painted interior. Updated kitchen with all new appliances, slow closing cabinets and granite countertops. Wonderfully updated bathrooms. Large fenced in backyard. This home won't last long so schedule your showing today.

Key facts

• Cathedral ceilings
• Updated kitchen
• Built-in shelving

Tags

• SOLID BRICK HOME
• DESIRABLE SCHOOL DISTRICT
• SPACIOUS LIVING ROOM
• CATHEDRAL CEILINGS
• BUILT-IN SHELVING
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Carport for 2 vehicles; 2 covered parking spaces; Total parking for 2 vehicles
• Utilities: Gas service: Atmos; Electric: City; Public sewer
• Home design: Single family residence; Fixer condition
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Outdoor lighting; Open patio/porch; Chain link and wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Granite counters
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Beamed ceilings; Bookcases; Built-in features; Vaulted ceiling(s); Walk-in closet(s); Granite counters; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Woodvale Elementary School (math 56% / reading 59%, grade C+, #76 of 646 statewide, top 12%, 890 students, 56% FRL); Lafayette Middle School (math 12% / reading 29%, grade F, #161 of 218 statewide, top 76%, 369 students, 83% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 40% 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

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 $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $225,806
• List price: $190,000
• Delta: -15.86%
• 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
200 Foreman Dr	0.00mi	4/2.5	1,908 (+2%)	1mo	$175,000	$92	96
200 Leonie St	0.19mi	3/3.0 (-1)	1,845 (-1%)	5mo	$269,000	$146	78
107 Kim Dr	0.43mi	3/2.0 (-1)	1,886 (+1%)	1mo	$280,000	$148	71
155 Emerite Dr	0.41mi	3/2.0 (-1)	1,737 (-7%)	2mo	$195,000	$112	60
502 Monteigne Dr	0.71mi	3/2.0 (-1)	1,845 (-1%)	2mo	$287,000	$156	56
100 Sonora Ln	0.63mi	3/2.0 (-1)	1,987 (+6%)	2mo	$405,000	$204	52
453 Holden Ave	0.46mi	3/2.0 (-1)	2,066 (+10%)	3mo	$172,000	$83	52
601 Marie Antoinette St	0.60mi	3/2.5 (-1)	2,090 (+12%)	1mo	$345,000	$165	47
325 Oak St	0.64mi	3/2.0 (-1)	2,090 (+12%)	2mo	$208,080	$100	42
100 Clara Von Dr	0.62mi	3/2.0 (-1)	1,640 (-12%)	2mo	$340,000	$207	42
210 Essex St	0.62mi	3/2.0 (-1)	1,644 (-12%)	4mo	$205,000	$125	41
229 Lyons St	0.73mi	3/2.0 (-1)	1,591 (-15%)	1mo	$213,400	$134	34

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,441
• Equity at exit: $28,330

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $23,443
• Equity at exit: $16,428

Cash invested: $53,200 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 404
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$996
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $285

Break-even live

Break-even rent $1,564

Max offer price $190,000

Occupancy floor 80%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Sunny Ln Lafayette, LA	3.0	2.0	1700	$2,350	$1.38	13d	1	0.25mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	20d	1	0.59mi
113 Faculty Dr Lafayette, LA	4.0	1.5	1321	$1,495	$1.13	13d	1	0.74mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	43d	1	0.78mi
244 N College Rd Lafayette, LA	3.0	2.0	1721	$2,000	$1.16	43d	1	0.84mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,462	$1.32	13d	23	0.84mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	13d	1	1.04mi
506 Kees Cir Lafayette, LA	4.0	2.0	2433	$1,900	$0.78	20d	1	1.05mi
105 San Carlos Cir Lafayette, LA	3.0	2.0	1580	$1,600	$1.01	43d	1	1.08mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	43d	1	1.09mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	13d	1	1.13mi
111 Valencia Dr Lafayette, LA	3.0	2.0	1678	$1,750	$1.04	43d	1	1.15mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	20d	1	1.16mi
204 Dublin Cir Unit A Lafayette, LA	3.0	2.5	2200	$1,895	$0.86	13d	1	1.27mi
504 Alonda Dr Lafayette, LA	4.0	2.0	2617	$2,700	$1.03	43d	1	1.33mi
300 Highland Dr Lafayette, LA	4.0	2.0	2200	$1,900	$0.86	43d	1	1.35mi
611 Dutton Dr Lafayette, LA	4.0	2.0	1960	$1,725	$0.88	43d	1	1.40mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	43d	1	1.41mi

Listing history 5 events

1. 2026-05-03
   listed $190,000 Active 557-char remark
2. 2018-11-08
   soldstatus $168,000 331-char remark

   Show marketing remark (331 chars)

   Newly updated four bedroom home in the heart of Lafayette. Features a new roof, new flooring and has a freshly painted interior. Updated kitchen with all new appliances, slow closing cabinets and granite countertops. Wonderfully updated bathrooms. Large fenced in backyard. This home won't last long so schedule your showing today.

3. 2018-03-06
   listed $174,900 331-char remark

   Show marketing remark (331 chars)

   Newly updated four bedroom home in the heart of Lafayette. Features a new roof, new flooring and has a freshly painted interior. Updated kitchen with all new appliances, slow closing cabinets and granite countertops. Wonderfully updated bathrooms. Large fenced in backyard. This home won't last long so schedule your showing today.

4. 2006-01-27
   soldstatus $147,500

   Show marketing remark (268 chars)

   GREAT HOUSE IN VERY DESIRABLE LOCATION. LARGE FAMILY/GREAT ROOM WITH VAULTED, BEAMED CEILING AND FIREPLACE. 2 COVERED PATIOS ON LARGE FENCED BACKYARD WITH TREES. SEVERAL PIECES OF BEAUTIFUL ART GLASS TO STAY. ORIGINAL OAK PARQUET FLOORING UNDER CARPET IN ALL BEDROOMS.

5. 2005-08-09
   listed $151,000

   Show marketing remark (268 chars)

   GREAT HOUSE IN VERY DESIRABLE LOCATION. LARGE FAMILY/GREAT ROOM WITH VAULTED, BEAMED CEILING AND FIREPLACE. 2 COVERED PATIOS ON LARGE FENCED BACKYARD WITH TREES. SEVERAL PIECES OF BEAUTIFUL ART GLASS TO STAY. ORIGINAL OAK PARQUET FLOORING UNDER CARPET IN ALL BEDROOMS.

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $1,922 · $160/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,105
• − Mortgage interest: −$10,643
• − Property taxes: −$1,922
• − Insurance: −$950
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,527
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,336/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

+15.9% since first listed

8 events — show timeline

• 2026-05-29 Sold (MLS) $175,000 AcadianaMLS
• 2026-05-24 Relisted — AcadianaMLS
• 2026-05-20 Pending — AcadianaMLS
• 2026-05-03 Listed $190,000 AcadianaMLS
• 2018-11-08 Sold (MLS) $168,000 AcadianaMLS
• 2018-03-06 Listed $174,900 AcadianaMLS
• 2006-01-27 Sold (MLS) $147,500 AcadianaMLS
• 2005-08-09 Listed $151,000 AcadianaMLS

Property tax history

+8.3%/yr

Latest (2025): $1,922 · -1.1% YoY. Source: county tax records.