205 Rocky Meadows Ln · Lafayette, LA 70506

$249,000

3 bd · 2.0 ba · 1,631 sqft · SingleFamily public records · 18 Days on market

Built 2022 7,405 sqft lot Est $251k · at est. $17/mo HOA · 1% of rent

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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).

• Cash flow +11.5/30.0
• ARV discount +7.9/15.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*SOLD BEFORE LISTED* Brand NEW Construction built by DSLD HOMES! The Dalton III G has an open floor plan with 2 walk-in master closets! This home includes upgraded granite counters, stainless appliances with a gas range, cabinet package, luxury vinyl plank flooring added in bedrooms & more! Additional plan features include walk-in pantry & kitchen island, luxury vinyl plank flooring in living room & all wet areas, structured wiring panel box, smart connect Wi-Fi thermostat, tankless gas water heater, low E tilt-in windows, post tension slab, fully sodded yard with seasonal landscaping package & the list goes on!

Key facts

• Large center island
• Granite countertops
• Gas range

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• GRAY SHAKER-STYLE CABINETRY

Property features AI

Finance

• Other: Residential zoning
• HOA & community: Has association; Annual association fee of $200; Association fee includes grounds maintenance; Association provides management

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Garage
• Utilities: Gas provided by Atmos; Public sewer; Electric service by SLEMCO
• Home design: Single family residence; City street frontage
• Construction: Brick veneer and brick with vinyl siding and frame construction; Composition roof
• Exterior features: Covered and open porch/patio; Full wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/convection
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Double vanity; Dual closets; Kitchen island; Separate shower; Walk-in pantry; Walk-in closet(s); Dining room; Kitchen; Living room; Granite counters; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-83 ($-995/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (21.8% below list).
• Recommended offer: $195k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ridge Elementary School (math 40% / reading 52%, grade D-, #164 of 646 statewide, top 26%, 695 students, 62% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $194,701 (21.8% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $251,174
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Gentle Crescent Ln	0.08mi	3/2.0	1,657 (+2%)	5mo	$231,000	$139	89
104 Hidden Meadows Dr	0.25mi	3/2.0	1,603 (-2%)	0mo	$246,985	$154	85
308 Hidden Meadows Dr	0.22mi	3/2.0	1,689 (+4%)	1mo	$261,985	$155	83
122 Steep Meadows Ln	0.25mi	3/2.0	1,718 (+5%)	5mo	$264,784	$154	75
205 Hidden Meadows Dr	0.17mi	4/2.0 (+1)	1,858 (+14%)	0mo	$275,168	$148	64
113 Hummingbird Ln	0.22mi	3/2.0	1,405 (-14%)	4mo	$155,000	$110	63
228 Wakely Ct	0.74mi	3/2.0	1,629 (-0%)	4mo	$250,673	$154	62
301 Wakely Ct	0.72mi	4/2.0 (+1)	1,568 (-4%)	2mo	$256,985	$164	53
213 Tuscany Valley Dr	0.62mi	3/2.0	1,832 (+12%)	0mo	$203,000	$111	50
201 Wakely Ct	0.72mi	3/2.0	1,463 (-10%)	2mo	$237,940	$163	47
106 Finsbury Ln	0.73mi	3/2.5	1,790 (+10%)	2mo	$332,000	$185	46
227 Wakely Ct	0.72mi	4/2.5 (+1)	1,833 (+12%)	6mo	$265,540	$145	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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-43,444
• Equity at exit: $37,127

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-35,448
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$195 /mo · $2,334/yr
• Insurance: −$104
• HOA: −$17
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-83

Break-even live

Break-even rent $2,052

Max offer price $234,349

Occupancy floor 99%

Sensitivity live

Price	-10% $58	-5% $-12	+0% $-83	+5% $-153	+10% $-224
Rent	-10% $-237	-5% $-160	+0% $-83	+5% $-6	+10% $71
Rate	-1.0pp $42	-0.5pp $-20	base $-83	+0.5pp $-147	+1.0pp $-213

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	22d	1	0.10mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	22d	1	0.10mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	22d	1	0.13mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	44d	1	0.13mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	14d	25	0.50mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	22d	1	0.68mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	14d	1	0.70mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	22d	1	0.80mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	14d	126	0.95mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	22d	1	1.05mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	14d	20	1.05mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	22d	1	1.14mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	14d	34	1.14mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watergasinternetlandscaping

Listing history 15 events

1. 2026-06-18
   days on market $249,000 Active 18 DOM
2. 2026-06-17
   days on market $249,000 Active 17 DOM
3. 2026-06-16
   days on market $249,000 Active 16 DOM
4. 2026-06-15
   days on market $249,000 Active 15 DOM
5. 2026-06-14
   days on market $249,000 Active 13 DOM
6. 2026-06-13
   days on market $249,000 Active 12 DOM
7. 2026-06-10
   days on market $249,000 Active 10 DOM
8. 2026-06-09
   days on market $249,000 Active 9 DOM
9. 2026-06-08
   days on market $249,000 Active 8 DOM
10. 2026-06-07
    days on market $249,000 Active 7 DOM
11. 2026-06-05
    days on market $249,000 Active 4 DOM
12. 2026-06-03
    days on market $249,000 Active 3 DOM
13. 2026-06-02
    days on market $249,000 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $249,000 Active 1 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: $2,334 · $195/mo
• Projected year-2 tax: $2,334 · $195/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: $23,364
• − Mortgage interest: −$13,948
• − Property taxes: −$2,334
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$204
• − Depreciation: −$7,244
• Taxable loss: −$5,349
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $289/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

+2.1% since first listed

5 events — show timeline

• 2026-05-31 Listed $249,000 AcadianaMLS
• 2025-07-07 Price Changed $246,000 AcadianaMLS
• 2025-02-03 Listed $260,640 AcadianaMLS
• 2022-07-27 Sold (MLS) $243,855 AcadianaMLS
• 2022-05-25 Listed $243,855 AcadianaMLS

Property tax history

+70.5%/yr

Latest (2025): $2,334 · -1.1% YoY. Source: county tax records.