203 Long Plantation Blvd Apt D · Lafayette, LA 70508

$165,000

2 bd · 1.5 ba · 1,086 sqft · SingleFamily · 1 Days on market

Built 1860 1,306 sqft lot Est $165k · at est. $75/mo HOA · 4% of rent ↓ 2% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Location, Location, Location! Welcome to this charming 2 bedroom 1 1/2 bath townhome located in the heart of Lafayette across from River Ranch. This home features granite countertops, spacious closets, and a screened-in private back patio perfect for relaxing. Don't miss your opportunity to make this your new home!

Key facts

• Community pool
• Spacious closets
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• PRIVATE SCREENED-IN BACK PATIO
• COMMUNITY POOL
• NEW WOODEN PRIVACY FENCE
• UPDATED LIGHT FIXTURES
• SPACIOUS CLOSETS

Property features AI

Finance

• HOA & community: Community pool; Monthly association fee of $75; Association covers grounds maintenance and trash

Exterior

• Parking: Assigned carport; 2 covered parking spaces; 2 carport spaces (total parking 2)
• Utilities: Public sewer; City electricity
• Home design: Single family residence / Townhouse
• Construction: Brick veneer and brick with frame construction; Composition roof
• Exterior features: Privacy wood fencing; Porch (screened)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric stove/oven
• Flooring: Tile; Vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Granite counters; Aluminum window frames; Window treatments
• 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 $165k.

Deal economics

• At list price, monthly cash flow is $-24 ($-291/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $161k (2.6% below list) — sets the bar for cash-flow.
• Cap rate 9.2% 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: L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $143k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $160,712 (2.6% 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. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $165,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Long Plantation Blvd Unit D	0.07mi	2/1.5	1,107 (+2%)	0mo	$165,000	$149	93
210 Long Plantation Apt A	0.10mi	2/1.5	1,100 (+1%)	1mo	$176,000	$160	92
209 Long Plantation Unit A	0.06mi	2/1.5	1,072 (-1%)	4mo	$172,500	$161	92
210 Long Plantation Blvd Unit N	0.10mi	2/1.5	1,100 (+1%)	4mo	$167,500	$152	90
208 Long Plantation Blvd Unit F	0.07mi	2/2.0	1,100 (+1%)	10mo	$172,500	$157	84
202 Long Plantation Blvd Unit C	0.08mi	2/2.0	1,103 (+2%)	9mo	$166,000	$150	84
208 Long Plantation Blvd Unit G	0.07mi	2/2.0	1,140 (+5%)	6mo	$140,000	$123	82
210 Long Plantation Blvd Unit L	0.10mi	2/2.0	1,100 (+1%)	13mo	$165,000	$150	80
109 Flurry Ln	0.61mi	2/2.5	1,102 (+2%)	1mo	$155,000	$141	64
105 Flurry Ln	0.61mi	2/2.5	1,119 (+3%)	3mo	$159,500	$143	60
126a Steiner Rd	0.41mi	2/2.5	1,245 (+15%)	4mo	$310,000	$249	49
122 Steiner Rd	0.41mi	3/2.0 (+1)	1,200 (+10%)	12mo	$190,000	$158	47

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: -19.9%
• Equity multiple: 0.32×
• Total profit: $-31,369
• Equity at exit: $24,602

10-year hold

• IRR: -18.5%
• Equity multiple: 0.10×
• Total profit: $-41,497
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$865
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$75
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-24

Break-even live

Break-even rent $1,951

Max offer price $160,712

Occupancy floor 96%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	13d	16	0.14mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	43d	1	0.34mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	21d	1	0.45mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	13d	12	0.46mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	43d	1	0.48mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	43d	1	0.48mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,305	$1.25	13d	5	0.55mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	43d	1	0.55mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	13d	1	0.60mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	43d	1	0.60mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	13d	23	0.67mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	13d	28	0.68mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	43d	1	0.80mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	21d	1	0.80mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	43d	1	0.82mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	13d	16	0.84mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,505	$1.26	13d	15	0.95mi
2314 Kaliste Saloom Rd Lafayette, LA	1.0–2.0	1.0–2.0	704	$1,150	$1.63	13d	20	0.95mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	43d	1	0.97mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	13d	10	0.98mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	21d	1	0.99mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	43d	1	1.08mi
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	43d	1	1.29mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	21d	1	1.29mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	21d	1	1.29mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	13d	22	1.29mi
112 Vieux Orleans Cir Unit C Lafayette, LA	2.0	1.0	900	$750	$0.83	13d	1	1.30mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$1,670	$1.63	21d	15	1.35mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,600	$1.45	13d	10	1.35mi
101 Vieux Orleans Cir Unit A Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	1.37mi
610 Pillette Rd #206 Lafayette, LA	2.0	2.0	856	$850	$0.99	43d	1	1.42mi
110 Country Ln Lafayette, LA	2.0	1.5	950	$775	$0.82	21d	1	1.49mi
110 Country Ln Apt C Lafayette, LA	2.0	1.5	950	$775	$0.82	43d	1	1.49mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $165,000 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 8/10 Severe FEMA zone AE · 99% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,046
• − Mortgage interest: −$9,243
• − Property taxes: −$1,271
• − Insurance: −$5,944
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − HOA: −$900
• − Depreciation: −$4,800
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $380/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

-2.4% since first listed

7 events — show timeline

• 2026-06-18 Listed $165,000 AcadianaMLS
• 2025-02-05 Sold (Public Records) $143,000 Public Records
• 2025-02-03 Sold (MLS) $143,000 AcadianaMLS
• 2025-01-14 Pending — AcadianaMLS
• 2025-01-05 Price Changed $149,000 AcadianaMLS
• 2024-11-19 Price Changed $159,000 AcadianaMLS
• 2024-10-11 Listed $169,000 AcadianaMLS

Property tax history

+15.6%/yr

Latest (2025): $1,271 · -1.1% YoY. Source: county tax records.