1310 Dulles Dr Unit C · Lafayette, LA 70506

$98,000

2 bd · 2.5 ba · 1,208 sqft · Townhouse public records · 315 Days on market

Built 1978 435 sqft lot $81/sqft · 26% below area Est $132k · 26% under $191/mo HOA · 15% of rent ↓ 4% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +8.1/10.0
• 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

As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

Key facts

• Fenced-in courtyard
• Pool
• Half bathroom

Tags

• HALF BATHROOM
• COVERED PARKING SPACES
• FENCED-IN COURTYARD
• PRIVATE OUTDOOR SPACE
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $98k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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); 413 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 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 315 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 6.2

CMA / ARV

• ARV (median comp): $131,852
• List price: $98,000
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Dulles Dr Unit D	0.00mi	2/2.5	1,250 (+4%)	12mo	$120,000	$96	84
118 Rue Argenteuil	0.39mi	2/2.0	1,098 (-9%)	11mo	$190,000	$173	56
200 Lodge Dr #210	0.47mi	2/1.5	1,041 (-14%)	12mo	$108,000	$104	41

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-8,838
• Equity at exit: $14,612

10-year hold

• IRR: 2.9%
• Equity multiple: 1.23×
• Total profit: $6,263
• Equity at exit: $8,473

Cash invested: $27,440 (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: 413
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$514
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$191
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $84

Break-even live

Break-even rent $1,209

Max offer price $98,000

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $112	+0% $84	+5% $56	+10% $29
Rent	-10% $-20	-5% $32	+0% $84	+5% $136	+10% $188
Rate	-1.0pp $133	-0.5pp $109	base $84	+0.5pp $59	+1.0pp $33

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	15d	1	0.16mi
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	15d	1	0.20mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	45d	1	0.21mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	15d	14	0.48mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	45d	5	0.49mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	45d	1	0.53mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	45d	1	0.54mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	45d	1	0.79mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	15d	23	0.82mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	45d	1	0.85mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	15d	1	0.86mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	45d	1	0.95mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	45d	1	0.95mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	45d	1	1.00mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	15d	1	1.12mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	15d	14	1.16mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	45d	1	1.24mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	22d	1	1.45mi

HOA detail

• Monthly dues: $191 · $2,292/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-21
   days on market $98,000 Active 315 DOM
2. 2026-06-18
   days on market $98,000 Active 312 DOM
3. 2026-06-17
   days on market $98,000 Active 311 DOM
4. 2026-06-16
   days on market $98,000 Active 310 DOM
5. 2026-06-15
   days on market $98,000 Active 309 DOM
6. 2026-06-14
   days on market $98,000 Active 307 DOM
7. 2026-06-13
   days on market $98,000 Active 306 DOM
8. 2026-06-10
   days on market $98,000 Active 304 DOM
9. 2026-06-09
   days on market $98,000 Active 303 DOM
10. 2026-06-08
    days on market $98,000 Active 302 DOM
11. 2026-06-07
    days on market $98,000 Active 301 DOM
12. 2026-06-05
    days on market $98,000 Active 298 DOM
13. 2026-06-03
    pricedays on market $98,000 Active 297 DOM
14. 2026-06-02
    days on market $104,900 Active 296 DOM
15. 2026-06-01
    days on market $104,900 Active 295 DOM
16. 2026-05-31
    days on market $104,900 Active 294 DOM
17. 2026-05-30
    days on market $104,900 Active 293 DOM
18. 2026-01-09
    status Active 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

19. 2025-12-22
    status Active 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

20. 2025-12-19
    status Pending 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

21. 2025-11-06
    status Active 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

22. 2025-11-06
    price $104,900 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

23. 2025-10-19
    price $106,000 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

24. 2025-07-19
    listed $109,900 Active 554-char remark

    Show marketing remark (554 chars)

    As Spring and warmer days approach, our pool is looking more and more attractive! This pool could be your pool. All appliances included! Your car will be cool and you can stay dry on rainy days with your two covered parking spaces. Each bedroom has its own private full bathroom. Plus there is a half bathroom conveniently placed downstairs. The fenced-in courtyard offers a private outdoor space that's easy to enjoy! All less than 10 minutes from UL-Lafayette student parking at Cajun Field. The pool is a short walk down the shaded path to your door!

25. 2021-08-31
    soldstatus $103,000
26. 2021-08-30
    soldstatus $103,000 473-char remark

    Show marketing remark (473 chars)

    Only 2.4 miles from UL-Lafayette student parking at Cajun Field, this townhouse comes with a cool pool just a short walk down the shaded path away from your door! Each bedroom has their own privately accessible full bathroom. Plus there is a half bathroom conveniently placed downstairs. Your car will be a little cooler and you won't have to get out in the rain with your designated covered parking space. The cozy fenced-in courtyard offers a private outdoor space too!

27. 2021-06-03
    listed $106,000 473-char remark

    Show marketing remark (473 chars)

    Only 2.4 miles from UL-Lafayette student parking at Cajun Field, this townhouse comes with a cool pool just a short walk down the shaded path away from your door! Each bedroom has their own privately accessible full bathroom. Plus there is a half bathroom conveniently placed downstairs. Your car will be a little cooler and you won't have to get out in the rain with your designated covered parking space. The cozy fenced-in courtyard offers a private outdoor space too!

28. 2017-05-20
    listed $109,000

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 7/10 Severe FEMA zone A · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,784
• − Mortgage interest: −$5,490
• − Property taxes: −$1,009
• − Insurance: −$1,992
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − HOA: −$2,292
• − Depreciation: −$2,851
• Taxable loss: −$376
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,099/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

-3.8% since first listed

11 events — show timeline

• 2026-01-09 Relisted — AcadianaMLS
• 2025-12-22 Relisted — AcadianaMLS
• 2025-12-19 Pending — AcadianaMLS
• 2025-11-06 Relisted — AcadianaMLS
• 2025-11-06 Price Changed $104,900 AcadianaMLS
• 2025-10-19 Price Changed $106,000 AcadianaMLS
• 2025-07-19 Listed $109,900 AcadianaMLS
• 2021-08-31 Sold (Public Records) $103,000 Public Records
• 2021-08-30 Sold (MLS) $103,000 AcadianaMLS
• 2021-06-03 Listed $106,000 AcadianaMLS
• 2017-05-20 Listed $109,000 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $1,009 · -1.1% YoY. Source: county tax records.