300 Lozes Ave · Lafayette, LA 70508

$82,000

1 bd · 0.5 ba · 707 sqft · Townhouse · 212 Days on market

Fair condition

---

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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling well maintained 1Bd/1Ba condo tucked away in a quiet neighborhood in one of Lafayette's most desirable areas. With its prime location close to shopping, restaurants, and I-49, this unit is ideal for first-time buyers (like she was), downsizers, or investors looking for low-maintenance property. The refrigerator and washer/dryer are included in the sale. The ring doorbell and back door camera are not included. The HOA dues ($205/month) cover lawn care, landscaping, exterior & common area building maintenance, insurance on building, a termite bond, exterior lighting, water and waste/trash/sewage services. It's a GREAT place to live. 300 Lozes Ave, Unit 1401 (ground floor). $82,000 - Call me for a showing: 337-298-4888.

Key facts

• Prime location
• Listed 212 days

Tags

• PRIME LOCATION
• INCLUDED REFRIGERATOR
• INCLUDED WASHER DRYER
• HOA DUES COVER LAWN CARE
• HOA DUES COVER LANDSCAPING
• HOA DUES COVER INSURANCE

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath townhouse listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent is only 13% of the median local income ($86k/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 $567 of loan paydown is wiped out by about $2k 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 212 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,033
• Equity at exit: $12,226

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $4,077
• Equity at exit: $7,090

Cash invested: $22,960 (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: 7.3×

Monthly cashflow live

• Estimated rent: $933 high
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $171

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 77%

Sensitivity live

Price	-10% $227	-5% $199	+0% $171	+5% $142	+10% $114
Rent	-10% $97	-5% $134	+0% $171	+5% $208	+10% $244
Rate	-1.0pp $212	-0.5pp $192	base $171	+0.5pp $149	+1.0pp $128

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Pillette Rd #196 Lafayette, LA	1.0	1.0	625	$775	$1.24	44d	1	0.44mi
221 Verot School Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$814	$1.01	14d	12	0.60mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,208	$1.14	14d	23	0.61mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$775	$0.96	14d	22	0.63mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,010	$1.09	14d	28	0.78mi
704 Bonin Rd Apt C Lafayette, LA	1.0	1.0	400	$675	$1.69	44d	1	1.17mi
214 Rials Dr Unit B Lafayette, LA	1.0	1.0	650	$695	$1.07	44d	1	1.28mi
214 Rials Dr Unit A Lafayette, LA	1.0	1.0	650	$695	$1.07	14d	1	1.28mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,103	$1.08	14d	12	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $82,000 Active 212 DOM
2. 2026-06-17
   days on market $82,000 Active 211 DOM
3. 2026-06-16
   days on market $82,000 Active 210 DOM
4. 2026-06-15
   days on market $82,000 Active 209 DOM
5. 2026-06-14
   days on market $82,000 Active 207 DOM
6. 2026-06-13
   days on market $82,000 Active 206 DOM
7. 2026-06-10
   days on market $82,000 Active 204 DOM
8. 2026-06-09
   days on market $82,000 Active 203 DOM
9. 2026-06-08
   days on market $82,000 Active 202 DOM
10. 2026-06-07
    days on market $82,000 Active 201 DOM
11. 2026-06-05
    days on market $82,000 Active 198 DOM
12. 2026-06-03
    days on market $82,000 Active 197 DOM
13. 2026-06-02
    days on market $82,000 Active 196 DOM
14. 2026-06-01
    days on market $82,000 Active 195 DOM
15. 2026-05-31
    days on market $82,000 Active 194 DOM
16. 2026-05-30
    days on market $82,000 Active 193 DOM
17. 2025-11-18
    listed $82,000 Active 740-char remark

    Show marketing remark (740 chars)

    Selling well maintained 1Bd/1Ba condo tucked away in a quiet neighborhood in one of Lafayette's most desirable areas. With its prime location close to shopping, restaurants, and I-49, this unit is ideal for first-time buyers (like she was), downsizers, or investors looking for low-maintenance property. The refrigerator and washer/dryer are included in the sale. The ring doorbell and back door camera are not included. The HOA dues ($205/month) cover lawn care, landscaping, exterior & common area building maintenance, insurance on building, a termite bond, exterior lighting, water and waste/trash/sewage services. It's a GREAT place to live. 300 Lozes Ave, Unit 1401 (ground floor). $82,000 - Call me for a showing: 337-298-4888.

18. 2021-11-19
    soldstatus $237,000 500-char remark

    Show marketing remark (500 chars)

    **DO NOT DISTURB TENANTS. No showings until due diligence period.** Three individual ground level condos in three separate buildings located at a dead end street off of Verot. Units are 100% leased (easily re-leased, high occupancy percentage) and tenants are long term tenants. All ground level units with washer/dryer hookups. Tenant pays electricity (all on individual meters). HOA pays water/sewer/trash. Low maintenance property with convenient access into Youngsville/Lafayette amenities.

19. 2021-08-19
    listed $255,000 500-char remark

    Show marketing remark (500 chars)

    **DO NOT DISTURB TENANTS. No showings until due diligence period.** Three individual ground level condos in three separate buildings located at a dead end street off of Verot. Units are 100% leased (easily re-leased, high occupancy percentage) and tenants are long term tenants. All ground level units with washer/dryer hookups. Tenant pays electricity (all on individual meters). HOA pays water/sewer/trash. Low maintenance property with convenient access into Youngsville/Lafayette amenities.

20. 2007-07-05
    soldstatus $1,350,000
21. 2007-03-26
    listed $1,400,000
22. 1996-05-21
    soldstatus $610,000
23. 1995-10-18
    listed $850,000

ⓘ 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: $11,201
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,385
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,859/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 · 13 photos

Fair 45/100 Moderate rehab

The property requires significant landscaping and exterior repairs, but is otherwise in fair condition with good interior walls and a stable foundation.

Repairs flagged

• Major Landscaping — Overgrown lawn and debris in front yard need immediate attention.
• Major Siding — Weathered siding needs repainting or replacement.

Value-add opportunities

• Both Landscaping and tree trimming — Improving curb appeal and increasing property value.
• Both Repainting the siding — Enhances the home's appearance and increases its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown lawn and debris in front yard need immediate attention.	Major	$15,000–50,000
Siding · Weathered siding needs repainting or replacement.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and tree trimming — Improving curb appeal and increasing property value. ↑
• Both Repainting the siding — Enhances the home's appearance and increases its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-90.4% since first listed

7 events — show timeline

• 2025-11-18 Listed $82,000 ForSaleByOwner.com
• 2021-11-19 Sold (MLS) $237,000 AcadianaMLS
• 2021-08-19 Listed $255,000 AcadianaMLS
• 2007-07-05 Sold (MLS) $1,350,000 AcadianaMLS
• 2007-03-26 Listed $1,400,000 AcadianaMLS
• 1996-05-21 Sold (MLS) $610,000 AcadianaMLS
• 1995-10-18 Listed $850,000 AcadianaMLS