124 Alpine Meadows Ln · Lafayette, LA 70506

$238,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily · 176 Days on market

Built 2022 Excellent condition 7,405 sqft lot $146/sqft · 14% below area Est $277k · 14% under $17/mo HOA · 1% of rent

---

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 +13.8/15.0
• Cash flow +10.8/30.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed three bedroom, two bath home offers an open floor plan with two spacious walk-in closets in the primary suite. The kitchen features 3cm slab granite countertops, stainless steel appliances with a gas range, cabinet hardware, a large island and a walk-in pantry- perfect for both everyday living and entertaining. LED recessed lighting throughout with additional feature that include a smart-connect Wi-Fi thermostat, structured wiring panel box and tankless gas water heater. This home truly checks all the boxes and more!

Key facts

• Open floor plan
• Walk-in closets
• Large island

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (17.4% below list).
• Recommended offer: $196k (17.4% below list) — sets the bar for 1% rule.

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); 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); 520 active listings in the ZIP; 13 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; 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 176 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $196,491 (17.4% 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 176 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.83% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $277,021
• List price: $238,000
• Delta: -14.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Hidden Meadows Dr	0.16mi	3/2.0	1,603 (-2%)	2mo	$246,985	$154	88
308 Hidden Meadows Dr	0.13mi	3/2.0	1,689 (+4%)	2mo	$261,985	$155	86
112 Gentle Crescent Ln	0.18mi	3/2.0	1,657 (+2%)	7mo	$231,000	$139	83
122 Steep Meadows Ln	0.15mi	3/2.0	1,718 (+6%)	6mo	$264,784	$154	79
114 Garden Meadows Dr	0.13mi	3/2.0	1,718 (+6%)	10mo	$267,710	$156	77
106 Steep Meadows Ln	0.25mi	3/2.0	1,689 (+4%)	10mo	$264,855	$157	74
205 Hidden Meadows Dr	0.08mi	4/2.0 (+1)	1,858 (+14%)	2mo	$275,168	$148	66
114 Elmwood Meadows Dr	0.15mi	3/2.0	1,825 (+12%)	10mo	$268,390	$147	65
113 Hummingbird Ln	0.27mi	3/2.0	1,405 (-14%)	6mo	$155,000	$110	60
310 Hidden Meadows Dr	0.13mi	4/2.5 (+1)	1,833 (+12%)	8mo	$274,826	$150	59
126 Gateway Dr	0.48mi	3/2.0	1,826 (+12%)	8mo	$245,000	$134	51
213 Tuscany Valley Dr	0.70mi	3/2.0	1,832 (+12%)	2mo	$203,000	$111	45

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-43,260
• Equity at exit: $35,487

10-year hold

• IRR: -8.5%
• Equity multiple: 0.44×
• Total profit: $-37,087
• Equity at exit: $20,578

Cash invested: $66,640 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 70 active · 23 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $262,490 ($153/sqft)
• Median days on market: 227 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +11.1% above current asking $/sqft

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

ZIP-level market 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 520
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$298 /mo · $3,570/yr
• Insurance: −$99
• HOA: −$17
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-109

Break-even live

Break-even rent $2,103

Max offer price $222,157

Occupancy floor —

Sensitivity live

Price	-10% $55	-5% $-27	+0% $-109	+5% $-192	+10% $-274
Rent	-10% $-265	-5% $-187	+0% $-109	+5% $-32	+10% $46
Rate	-1.0pp $10	-0.5pp $-49	base $-109	+0.5pp $-171	+1.0pp $-234

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: $59,500
• Closing costs: $7,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	70d	1	0.03mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	70d	1	0.13mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	70d	1	0.17mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	93d	1	0.19mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	62d	25	0.58mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	62d	1	0.76mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	70d	1	0.83mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	70d	1	0.84mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	70d	1	1.06mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	62d	126	1.07mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	62d	20	1.15mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	62d	34	1.16mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	70d	1	1.17mi

HOA detail $17/mo · $204/yr

• Likely covers: watergasinternet

Listing history 50 events

1. 2026-08-08
   days on market $238,000 Active 176 DOM
2. 2026-08-07
   days on market $238,000 Active 175 DOM
3. 2026-08-06
   days on market $238,000 Active 174 DOM
4. 2026-08-05
   days on market $238,000 Active 173 DOM
5. 2026-08-04
   days on market $238,000 Active 172 DOM
6. 2026-08-03
   days on market $238,000 Active 171 DOM
7. 2026-07-31
   days on market $238,000 Active 168 DOM
8. 2026-07-30
   days on market $238,000 Active 167 DOM
9. 2026-07-29
   days on market $238,000 Active 166 DOM
10. 2026-07-27
    days on market $238,000 Active 164 DOM
11. 2026-07-23
    days on market $238,000 Active 160 DOM
12. 2026-07-22
    days on market $238,000 Active 159 DOM
13. 2026-07-21
    days on market $238,000 Active 158 DOM
14. 2026-07-18
    days on market $238,000 Active 155 DOM
15. 2026-07-16
    days on market $238,000 Active 153 DOM
16. 2026-07-16
    days on market $238,000 Active 152 DOM
17. 2026-07-14
    days on market $238,000 Active 151 DOM
18. 2026-07-13
    remarks 699-char remark
19. 2026-07-13
    days on market $238,000 Active 150 DOM
20. 2026-07-12
    days on market $238,000 Active 149 DOM
21. 2026-07-11
    days on market $238,000 Active 148 DOM
22. 2026-07-10
    days on market $238,000 Active 147 DOM
23. 2026-07-09
    pricedays on market $238,000 Active 146 DOM
24. 2026-07-08
    days on market $241,000 Active 145 DOM
25. 2026-07-07
    days on market $241,000 Active 144 DOM
26. 2026-07-06
    days on market $241,000 Active 143 DOM
27. 2026-07-05
    days on market $241,000 Active 142 DOM
28. 2026-07-04
    days on market $241,000 Active 141 DOM
29. 2026-07-03
    days on market $241,000 Active 140 DOM
30. 2026-07-02
    days on market $241,000 Active 139 DOM
31. 2026-07-01
    days on market $241,000 Active 138 DOM
32. 2026-06-30
    days on market $241,000 Active 137 DOM
33. 2026-06-29
    days on market $241,000 Active 136 DOM
34. 2026-06-28
    days on market $241,000 Active 135 DOM
35. 2026-06-28
    days on market $241,000 Active 134 DOM
36. 2026-06-27
    days on market $241,000 Active 133 DOM
37. 2026-06-25
    days on market $241,000 Active 131 DOM
38. 2026-06-23
    days on market $241,000 Active 129 DOM
39. 2026-06-21
    days on market $241,000 Active 128 DOM
40. 2026-06-18
    days on market $241,000 Active 125 DOM
41. 2026-06-17
    days on market $241,000 Active 124 DOM
42. 2026-06-16
    days on market $241,000 Active 123 DOM
43. 2026-06-15
    days on market $241,000 Active 122 DOM
44. 2026-06-14
    days on market $241,000 Active 120 DOM
45. 2026-06-13
    days on market $241,000 Active 119 DOM
46. 2026-06-10
    days on market $241,000 Active 117 DOM
47. 2026-06-09
    days on market $241,000 Active 116 DOM
48. 2026-06-09
    price $241,000 Active 115 DOM
49. 2026-06-08
    days on market $244,000 Active 115 DOM
50. 2026-06-07
    days on market $244,000 Active 114 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,579
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$204
• − Depreciation: −$6,924
• Taxable loss: −$5,413
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-15/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 · 1 photo

Excellent 95/100 None rehab

This move-in ready home offers a clean, modern feel with excellent condition and no visible repairs needed. Smart home integration and security upgrades would further enhance its value.

Value-add opportunities

• Both Smart home integration — Enhances convenience and energy efficiency ↑
• Both Smart security system — Improves safety and appeal ↑
• Both Smart lighting system — Enhances ambiance and energy efficiency ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Ridge Elementary School D- LA #164/646 Nat'l #15,585/41,679 Middle Judice Middle School F LA #110/218 Nat'l #8,646/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 9% of renters

---

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

+1.8% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $245,500 AcadianaMLS
• 2026-05-11 Price Changed $247,000 AcadianaMLS
• 2026-04-28 Price Changed $248,500 AcadianaMLS
• 2026-04-09 Price Changed $250,000 AcadianaMLS
• 2026-03-12 Price Changed $252,500 AcadianaMLS
• 2026-03-02 Price Changed $254,000 AcadianaMLS
• 2026-02-13 Listed $255,000 AcadianaMLS
• 2023-03-27 Sold (MLS) $241,150 AcadianaMLS
• 2023-02-14 Pending — AcadianaMLS
• 2023-02-14 Price Changed $241,150 AcadianaMLS
• 2022-10-13 Price Changed $241,145 AcadianaMLS
• 2022-09-16 Listed $241,150 AcadianaMLS