113 Bayou St #108 · Lafayette, LA 70503

$169,900

2 bd · 2.5 ba · 1,168 sqft · SingleFamily public records · 25 Days on market

Built 2013 $145/sqft · 9% below area Est $185k · 8% under $36/mo HOA · 3% 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 +11.2/30.0
• ARV discount +11.2/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect location with easy access to the Oil Center, bike or walk to UL, Downtown and Evangeline Thruway. Precious contemporary condo that is comfortably spacious with a distinct character all its own. Features are: marble countertops, wood espresso colored cabinets, stainless appliances, scored stained concrete flooring, chrome and cable banister. Each bedroom has carpet and private bathroom that feature either a jacuzzi tub or European shower with teak floors upstairs. Another 1/2 bath located downstairs off of living areas. This condo also includes a washer and dryer located near the bedrooms. These units were built with the Louisiana Hero program which equates to 50% more efficiency then code requirements. Each unit has 2 designated parking spots. Beautiful and ready to move right in!

Key facts

• Flex space
• Corner-unit condo
• Central a/c

Tags

• CORNER-UNIT CONDO
• PRIVATE EN-SUITE BATHROOMS
• CONVENIENT LAUNDRY ROOM
• FLEX SPACE
• CENTRAL A/C
• LUXURY VINYL FLOORING

Property features AI

Finance

• HOA & community: Association with monthly fee of $36; HOA covers grounds maintenance; Association management provided

Exterior

• Parking: Assigned parking; Open parking available
• Utilities: Public sewer; City electric
• Home design: Single family residence / Condominium; Paved road frontage; Residential zoning
• Construction: Frame construction with stucco and other siding; Composition roof
• Exterior features: Balcony; Outdoor lighting; Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric stove/oven; Microwave; Refrigerator
• Flooring: Carpet; Vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings with vaulted areas; Walk-in closets; Granite countertops; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-64 ($-773/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (20.8% below list).
• Recommended offer: $135k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Woodvale Elementary School (math 56% / reading 59%, grade C+, #76 of 646 statewide, top 12%, 890 students, 56% 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 54% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 237 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 17% 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 $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

• It's been on market 25 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $135k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $134,584 (20.8% 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: 0.79% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $185,109
• List price: $169,900
• Delta: -8.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Bayou St #113	0.00mi	2/2.5	1,209 (+4%)	10mo	$158,500	$131	86
701 W Taft St #7	0.41mi	2/2.5	1,142 (-2%)	4mo	$207,000	$181	74
1016 Auburn Ave	0.21mi	2/1.0	1,230 (+5%)	6mo	$110,000	$89	70
524 Harding St	0.38mi	2/1.0	1,243 (+6%)	3mo	$192,000	$154	63
522 Harding St Unit A	0.40mi	2/1.5	1,200 (+3%)	17mo	$146,000	$122	59
300 Roosevelt St Unit A	0.66mi	2/1.5	1,070 (-8%)	3mo	$150,000	$140	49
823 E Convent St	0.72mi	2/1.5	1,140 (-2%)	15mo	$32,500	$29	46
300 Roosevelt St Unit D	0.66mi	2/1.5	1,090 (-7%)	16mo	$132,000	$121	40
607 Coolidge St	0.28mi	2/1.0	992 (-15%)	21mo	$122,500	$123	38
213 Bendel Rd #203	0.49mi	3/2.0 (+1)	1,272 (+9%)	22mo	$210,000	$165	37
801 Cleveland St	0.63mi	3/1.0 (+1)	1,020 (-13%)	3mo	$145,000	$142	36
106 Violet St	0.50mi	3/2.0 (+1)	1,343 (+15%)	12mo	$51,250	$38	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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-35,124
• Equity at exit: $25,333

10-year hold

• IRR: -23.4%
• Equity multiple: -0.04×
• Total profit: $-49,457
• Equity at exit: $14,690

Cash invested: $47,572 (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 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 237
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$891
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$71
• HOA: −$36
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-64

Break-even live

Break-even rent $1,427

Max offer price $158,525

Occupancy floor 100%

Sensitivity live

Price	-10% $32	-5% $-16	+0% $-64	+5% $-112	+10% $-161
Rent	-10% $-171	-5% $-118	+0% $-64	+5% $-11	+10% $42
Rate	-1.0pp $21	-0.5pp $-21	base $-64	+0.5pp $-108	+1.0pp $-153

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Harding St Unit 13 Lafayette, LA	1.0	1.0	984	$800	$0.81	45d	1	0.27mi
701 W Taft St #7 Lafayette, LA	2.0	2.5	1142	$1,600	$1.40	45d	1	0.37mi
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	45d	1	0.42mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	45d	1	0.42mi
408 Harding St Lafayette, LA	1.0	1.0	1200	$1,200	$1.00	45d	1	0.46mi
801 General Mouton Ave Unit 3 Lafayette, LA	2.0	1.0	800	$850	$1.06	45d	1	0.57mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	15d	1	0.63mi
330 General Mouton Ave Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	15d	1	0.78mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	15d	1	0.79mi
300 General Mouton Ave #6 Lafayette, LA	2.0	2.5	1200	$1,600	$1.33	15d	1	0.82mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	15d	1	0.85mi
213 General Gardner Ave Lafayette, LA	3.0	1.0	1300	$1,750	$1.35	23d	1	0.85mi
135 Oakcrest Dr Lafayette, LA	2.0	1.0	950	$1,450	$1.53	15d	1	0.86mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	45d	1	0.87mi
112 Hillside Dr #26 Lafayette, LA	1.0	1.0	741	$995	$1.34	45d	1	0.95mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	45d	1	1.00mi
104 Whittington Dr Unit N Lafayette, LA	2.0	1.5	1265	$1,550	$1.23	45d	1	1.04mi
104 Whittington Dr Unit C Lafayette, LA	2.0	2.5	1265	$1,695	$1.34	45d	1	1.04mi
317 W University Ave Apt 4 Lafayette, LA	1.0	1.0	1000	$1,100	$1.10	45d	1	1.04mi
110 W Bayou Pkwy #102 Lafayette, LA	2.0	1.5	1356	$1,400	$1.03	15d	1	1.04mi
915 S College Rd Lafayette, LA	1.0–2.0	1.0	659	$875	$1.33	15d	5	1.04mi
1008 S College Rd #203 Lafayette, LA	2.0	2.0	890	$1,250	$1.40	45d	1	1.10mi
220 Saint Peter St Lafayette, LA	3.0	1.0	1036	$1,500	$1.45	45d	1	1.18mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	15d	1	1.20mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	15d	1	1.20mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	15d	7	1.21mi
710 S College Rd Lafayette, LA	2.0–3.0	1.0–2.0	1050	$895	$0.85	15d	12	1.28mi
109 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	15d	1	1.33mi
117 Perth PL Lafayette, LA	2.0	2.0	1150	$1,625	$1.41	23d	1	1.33mi
313 Saint Thomas St Lafayette, LA	3.0	1.0	1265	$1,500	$1.19	23d	1	1.37mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	23d	1	1.38mi
419 Saint Joseph St Lafayette, LA	3.0	1.0	1200	$1,500	$1.25	15d	1	1.48mi
107 S College Rd Unit B Lafayette, LA	2.0	1.0	925	$1,000	$1.08	45d	1	1.49mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: cable

Listing history 10 events

1. 2026-06-21
   days on market $169,900 Active 25 DOM
2. 2026-06-18
   days on market $169,900 Active 22 DOM
3. 2026-06-17
   days on market $169,900 Active 21 DOM
4. 2026-06-16
   status $169,900 Active 20 DOM
5. 2026-05-08
   listed $169,900 Active 687-char remark
6. 2020-07-30
   soldstatus $135,000
7. 2020-07-29
   soldstatus $135,000 799-char remark

   Show marketing remark (799 chars)

   Perfect location with easy access to the Oil Center, bike or walk to UL, Downtown and Evangeline Thruway. Precious contemporary condo that is comfortably spacious with a distinct character all its own. Features are: marble countertops, wood espresso colored cabinets, stainless appliances, scored stained concrete flooring, chrome and cable banister. Each bedroom has carpet and private bathroom that feature either a jacuzzi tub or European shower with teak floors upstairs. Another 1/2 bath located downstairs off of living areas. This condo also includes a washer and dryer located near the bedrooms. These units were built with the Louisiana Hero program which equates to 50% more efficiency then code requirements. Each unit has 2 designated parking spots. Beautiful and ready to move right in!

8. 2020-03-18
   listed $140,000 799-char remark

   Show marketing remark (799 chars)

   Perfect location with easy access to the Oil Center, bike or walk to UL, Downtown and Evangeline Thruway. Precious contemporary condo that is comfortably spacious with a distinct character all its own. Features are: marble countertops, wood espresso colored cabinets, stainless appliances, scored stained concrete flooring, chrome and cable banister. Each bedroom has carpet and private bathroom that feature either a jacuzzi tub or European shower with teak floors upstairs. Another 1/2 bath located downstairs off of living areas. This condo also includes a washer and dryer located near the bedrooms. These units were built with the Louisiana Hero program which equates to 50% more efficiency then code requirements. Each unit has 2 designated parking spots. Beautiful and ready to move right in!

9. 2013-04-11
   listed $169,900

   Show marketing remark (18 chars)

   SOLD BEFORE LISTED

10. 2013-04-10
    soldstatus $169,900

    Show marketing remark (18 chars)

    SOLD BEFORE LISTED

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $16,150
• − Mortgage interest: −$9,517
• − Property taxes: −$1,558
• − Insurance: −$850
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − HOA: −$432
• − Depreciation: −$4,943
• Taxable loss: −$3,733
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $123/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): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

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 (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%

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

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

+0.0% since first listed

8 events — show timeline

• 2026-06-16 Relisted — AcadianaMLS
• 2026-05-28 Pending — AcadianaMLS
• 2026-05-08 Listed $169,900 AcadianaMLS
• 2020-07-30 Sold (Public Records) $135,000 Public Records
• 2020-07-29 Sold (MLS) $135,000 AcadianaMLS
• 2020-03-18 Listed $140,000 AcadianaMLS
• 2013-04-11 Listed $169,900 AcadianaMLS
• 2013-04-10 Sold (MLS) $169,900 AcadianaMLS

Property tax history

+35.4%/yr

Latest (2025): $1,558 · -1.1% YoY. Source: county tax records.