220 Doucet Rd Unit 203a · Lafayette, LA 70503

$112,900

2 bd · 1.0 ba · 909 sqft · SingleFamily public records · 239 Days on market

Built 1970 Fair condition $124/sqft · 16% below area Est $134k · 15% under $240/mo HOA · 22% of rent ↓ 2% 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 +14.5/15.0
• Cash flow +8.0/30.0
• Schools +5.5/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

Key facts

• Clubhouse
• Vanity in bathroom
• Community pool

Tags

• COMMUNITY POOL
• CLUBHOUSE
• UPDATED COUNTERS
• VANITY IN BATHROOM
• FRESH NEUTRAL PAINT
• SECURITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (3.7% below list).
• Recommended offer: $92k (18.2% below list) — sets the bar for cash-flow.

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); L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents flat; 299 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent is only 14% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k 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 239 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $92,356 (18.2% 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 239 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.96% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 8.7

CMA / ARV

• ARV (median comp): $133,604
• List price: $112,900
• Delta: -15.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Doucet Rd Unit 153g	0.00mi	2/1.0	908 (-0%)	1mo	$111,000	$122	99
220 Doucet Rd Unit 122c	0.00mi	2/1.0	902 (-1%)	3mo	$139,000	$154	96
220 Doucet Unit 105a	0.00mi	2/1.0	908 (-0%)	5mo	$136,500	$150	96
220 Doucet Rd Unit 128 D	0.00mi	2/1.0	908 (-0%)	8mo	$122,000	$134	93
220 Doucet Rd Unit 230d	0.00mi	2/1.0	925 (+2%)	6mo	$105,000	$114	92
220 Doucet Rd Unit 144f	0.00mi	2/1.0	908 (-0%)	9mo	$130,000	$143	92
220 Doucet Rd Unit 215 B	0.00mi	2/2.0	1,003 (+10%)	1mo	$119,000	$119	78

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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.10×
• Total profit: $-28,379
• Equity at exit: $16,834

10-year hold

• IRR: -44.4%
• Equity multiple: -0.41×
• Total profit: $-44,646
• Equity at exit: $9,762

Cash invested: $31,612 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $102,000 ($138/sqft)
• Median days on market: 116 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +6.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 299
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$592
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$47
• HOA: −$240
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-116

Break-even live

Break-even rent $1,234

Max offer price $92,356

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-84	+0% $-116	+5% $-148	+10% $-180
Rent	-10% $-202	-5% $-159	+0% $-116	+5% $-73	+10% $-30
Rate	-1.0pp $-59	-0.5pp $-88	base $-116	+0.5pp $-146	+1.0pp $-175

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: $28,225
• Closing costs: $3,387
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Doucet Rd Unit 211B Lafayette, LA	2.0	1.0	910	$1,050	$1.15	70d	1	0.02mi
107 Antoinette St Lafayette, LA	2.0	1.0	1000	$1,015	$1.01	62d	1	0.19mi
107 S College Rd Unit B Lafayette, LA	2.0	1.0	925	$1,000	$1.08	93d	1	0.71mi
710 S College Rd Lafayette, LA	2.0–3.0	1.0–2.0	1050	$895	$0.85	62d	12	0.80mi
101 Westwood Dr Lafayette, LA	1.0	1.0	651	$1,036	$1.59	62d	3	0.87mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	62d	1	0.97mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	93d	1	0.97mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	93d	1	0.98mi
1008 S College Rd #203 Lafayette, LA	2.0	2.0	890	$1,250	$1.40	93d	1	1.01mi
915 S College Rd Lafayette, LA	1.0–2.0	1.0	659	$875	$1.33	62d	5	1.04mi
115 Sycamore Dr Lafayette, LA	1.0	1.0	690	$900	$1.30	70d	1	1.06mi
112 Hillside Dr #26 Lafayette, LA	1.0	1.0	741	$995	$1.34	93d	1	1.16mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	93d	1	1.22mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	93d	1	1.22mi
220 Saint Peter St Lafayette, LA	3.0	1.0	1036	$1,500	$1.45	93d	1	1.26mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	62d	14	1.27mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	62d	14	1.28mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	93d	5	1.30mi
135 Oakcrest Dr Lafayette, LA	2.0	1.0	950	$1,450	$1.53	62d	1	1.37mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	62d	23	1.38mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	62d	10	1.39mi

HOA detail $240/mo · $2,880/yr

• Likely covers: watersewertrashexterior maint.poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $112,900 Active 239 DOM
2. 2026-08-07
   days on market $112,900 Active 238 DOM
3. 2026-08-06
   days on market $112,900 Active 237 DOM
4. 2026-08-05
   days on market $112,900 Active 236 DOM
5. 2026-08-04
   days on market $112,900 Active 235 DOM
6. 2026-08-03
   days on market $112,900 Active 234 DOM
7. 2026-07-31
   days on market $112,900 Active 231 DOM
8. 2026-07-30
   days on market $112,900 Active 230 DOM
9. 2026-07-29
   days on market $112,900 Active 229 DOM
10. 2026-07-27
    days on market $112,900 Active 227 DOM
11. 2026-07-23
    days on market $112,900 Active 223 DOM
12. 2026-07-22
    days on market $112,900 Active 222 DOM
13. 2026-07-22
    remarks 691-char remark
14. 2026-07-21
    days on market $112,900 Active 221 DOM
15. 2026-07-18
    days on market $112,900 Active 218 DOM
16. 2026-07-16
    days on market $112,900 Active 216 DOM
17. 2026-07-16
    days on market $112,900 Active 215 DOM
18. 2026-07-14
    days on market $112,900 Active 214 DOM
19. 2026-07-13
    days on market $112,900 Active 213 DOM
20. 2026-07-12
    days on market $112,900 Active 212 DOM
21. 2026-07-11
    days on market $112,900 Active 211 DOM
22. 2026-07-10
    days on market $112,900 Active 210 DOM
23. 2026-07-09
    days on market $112,900 Active 209 DOM
24. 2026-07-08
    days on market $112,900 Active 208 DOM
25. 2026-07-07
    days on market $112,900 Active 207 DOM
26. 2026-07-06
    days on market $112,900 Active 206 DOM
27. 2026-07-05
    days on market $112,900 Active 205 DOM
28. 2026-07-04
    days on market $112,900 Active 204 DOM
29. 2026-07-03
    days on market $112,900 Active 203 DOM
30. 2026-07-02
    days on market $112,900 Active 202 DOM
31. 2026-07-01
    days on market $112,900 Active 201 DOM
32. 2026-06-30
    days on market $112,900 Active 200 DOM
33. 2026-06-29
    days on market $112,900 Active 199 DOM
34. 2026-06-28
    days on market $112,900 Active 198 DOM
35. 2026-06-28
    days on market $112,900 Active 197 DOM
36. 2026-06-27
    days on market $112,900 Active 196 DOM
37. 2026-06-25
    days on market $112,900 Active 194 DOM
38. 2026-06-23
    days on market $112,900 Active 192 DOM
39. 2026-06-21
    days on market $112,900 Active 191 DOM
40. 2026-06-18
    days on market $112,900 Active 188 DOM
41. 2026-06-17
    days on market $112,900 Active 187 DOM
42. 2026-06-16
    days on market $112,900 Active 186 DOM
43. 2026-06-15
    days on market $112,900 Active 185 DOM
44. 2026-06-14
    days on market $112,900 Active 183 DOM
45. 2026-06-13
    days on market $112,900 Active 182 DOM
46. 2026-06-10
    days on market $112,900 Active 180 DOM
47. 2026-06-09
    days on market $112,900 Active 179 DOM
48. 2026-06-08
    days on market $112,900 Active 178 DOM
49. 2026-06-07
    days on market $112,900 Active 177 DOM
50. 2026-06-05
    days on market $112,900 Active 174 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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/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: $13,044
• − Mortgage interest: −$6,324
• − Property taxes: −$1,151
• − Insurance: −$564
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − HOA: −$2,880
• − Depreciation: −$3,284
• Taxable loss: −$3,247
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $-616/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,545–$13,635 screening

This two-bedroom condo is in fair condition with cosmetic updates needed, including trash removal and fencing repair. These improvements would significantly enhance its resale and rental value.

Repairs flagged

• Major Trash and furniture in front yard — Blocks access and creates an eyesore
• Major Fencing in front yard — Weathered and needs repair

Value-add opportunities

• Both Trash removal — Improves curb appeal and safety ↑
• Both Fencing repair — Enhances safety and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Woodvale Elementary School C+ LA #76/646 Nat'l #8,415/41,679 Middle L.j. Alleman Middle School C+ LA #23/218 Nat'l #3,033/14,009 High Lafayette High School C- LA #28/265 Nat'l #4,773/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% Other Indo-European 1%

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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: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• Metro: Lafayette, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

-1.8% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $112,900 AcadianaMLS
• 2026-04-01 Price Changed $115,900 AcadianaMLS
• 2026-02-02 Price Changed $118,900 AcadianaMLS
• 2025-12-12 Listed $119,000 AcadianaMLS
• 2024-07-13 Rental Removed $1,000 RAAMLS
• 2024-07-07 Listed for Rent $1,000 RAAMLS
• 2019-08-02 Sold (MLS) $105,000 AcadianaMLS
• 2019-05-30 Listed $115,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $1,151 · -1.1% YoY. Source: county tax records.