201 High Meadows Blvd Apt 153 · Lafayette, LA 70507

$65,000

2 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 13 Days on market

Built 1976 Est $74k · 12% under $190/mo HOA · 16% 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 +30.0/30.0
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Totally updated condo! The downstairs den/dining features birch wood floors, new lighting fixtures, and a half bath downstairs. The kitchen offers white cabinets along with new ceramic tile countertops and flooring. Additional updates include fresh paint throughout, new interior doors, brand new faucet in the kitchen, carpet, and air Conditioner (interior and exterior are less than 2 years old). There is even a private fenced patio area for entertaining. Washer, Dryer, Refrigerator will remain.

Key facts

• Birch flooring
• Living area
• Versatile floor plan

Tags

• BIRCH FLOORING
• LIVING AREA
• VERSATILE FLOOR PLAN
• INCOME-PRODUCING INVESTMENT

Property features AI

Finance

• HOA & community: Monthly association fee of 190; Association covers grounds maintenance, insurance, licenses/permits, pest control, repairs/maintenance, and trash; Association provides management

Exterior

• Parking: Assigned parking; Carport
• Utilities: Public sewer; City electricity
• Home design: Single family residence / Condominium
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Partial chain link fencing; Covered porch; Porch; Tennis court(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric stove; Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile countertops; Aluminum window frames; Storm door(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 12.5% 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: Evangeline Elementary School (math 20% / reading 33%, grade F, #372 of 646 statewide, top 58%, 613 students, 84% FRL); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 324 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y 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 $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $65,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.85% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $73,500
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 High Meadows Blvd #167	0.06mi	2/1.5	1,050 (0%)	4mo	$48,500	$46	94
155 High Meadows Blvd #165	0.06mi	2/1.5	1,050 (0%)	6mo	$51,281	$49	92
201 High Meadows Blvd #160	0.00mi	2/1.5	1,094 (+4%)	4mo	$65,000	$59	89
155 High Meadows Blvd #166	0.06mi	2/1.5	1,094 (+4%)	4mo	$48,500	$44	86
201 High Meadows Blvd #155	0.00mi	2/1.5	1,050 (0%)	24mo	$80,000	$76	80
128 Harrison Dr	0.72mi	3/1.5 (+1)	1,074 (+2%)	17mo	$75,000	$70	43
105 Bell North Dr	0.69mi	3/1.5 (+1)	1,139 (+8%)	19mo	$130,000	$114	32
201 Amesbury Dr	0.72mi	2/2.0	1,152 (+10%)	24mo	$160,000	$139	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $10,910
• Equity at exit: $9,692

10-year hold

• IRR: 23.7%
• Equity multiple: 3.06×
• Total profit: $37,444
• Equity at exit: $5,620

Cash invested: $18,200 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$341
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$27
• HOA: −$190
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $335

Break-even live

Break-even rent $778

Max offer price $65,000

Occupancy floor 67%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 High Meadows Blvd Unit 208 Lafayette, LA	2.0	1.5	900	$1,100	$1.22	21d	1	0.11mi
13 Larkspur Ln Unit 13 Lafayette, LA	3.0	1.5	1380	$1,200	$0.87	44d	1	0.16mi
200 High Meadows Blvd #121 Lafayette, LA	2.0	1.0	800	$900	$1.12	13d	1	0.20mi
200 High Meadows Blvd Unit B-4 Lafayette, LA	1.0	1.0	761	$761	$1.00	44d	1	0.22mi
315 Sidney Martin Rd Unit 1 Lafayette, LA	3.0	1.5	1218	$1,400	$1.15	21d	1	0.30mi
600 Rim Rd Apt 10 Lafayette, LA	2.0	1.0	750	$750	$1.00	13d	1	0.60mi
111 Banister Ct Lafayette, LA	1.0–2.0	1.0–2.0	916	$1,827	$1.99	13d	10	0.74mi
106 Rue Royale Apt B Lafayette, LA	2.0	1.5	912	$775	$0.85	13d	1	1.04mi
202 Cantal Dr Unit D Lafayette, LA	2.0	1.5	900	$825	$0.92	13d	1	1.25mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 11 events

1. 2026-06-18
   days on market $65,000 Active 13 DOM
2. 2026-06-17
   days on market $65,000 Active 12 DOM
3. 2026-06-16
   days on market $65,000 Active 11 DOM
4. 2026-06-15
   days on market $65,000 Active 10 DOM
5. 2026-06-14
   days on market $65,000 Active 8 DOM
6. 2026-06-13
   days on market $65,000 Active 7 DOM
7. 2026-06-10
   days on market $65,000 Active 5 DOM
8. 2026-06-09
   days on market $65,000 Active 4 DOM
9. 2026-06-08
   days on market $65,000 Active 3 DOM
10. 2026-06-07
    remarks 629-char remark
11. 2026-06-07
    listed $65,000 Active 2 DOM

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/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 3/10 Moderate
• 🌡 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: $14,423
• − Mortgage interest: −$3,641
• − Property taxes: −$681
• − Insurance: −$325
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − HOA: −$2,280
• − Depreciation: −$1,891
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,226/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): 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

+120.3% since first listed

9 events — show timeline

• 2026-06-05 Listed $65,000 AcadianaMLS
• 2012-05-07 Sold (Public Records) $48,000 Public Records
• 2012-05-04 Sold (MLS) $48,000 AcadianaMLS
• 2011-03-23 Listed $50,000 AcadianaMLS
• 2010-01-24 Listed $76,500 AcadianaMLS
• 1999-01-27 Sold (MLS) $35,000 AcadianaMLS
• 1998-10-27 Listed $35,000 AcadianaMLS
• 1997-02-17 Sold (MLS) $29,000 AcadianaMLS
• 1996-11-15 Listed $29,500 AcadianaMLS

Property tax history

+21.7%/yr

Latest (2025): $681 · -1.1% YoY. Source: county tax records.