220 Attakapas Rd · Lafayette, LA 70501

$124,500

3 bd · 1.0 ba · 1,519 sqft · SingleFamily public records

Built 1962 Est $131k · at est.

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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 +24.0/30.0
• ARV discount +9.6/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL CORNER LOT WITH MATURE TREES. WOOD FLOORING. CROWN MOLDING. NEW ROOF 2012. OPEN PATIO. FRENCH DOOR WITH WOOD DECK. A 10X14 STORAGE BUILDING. STAINLESS APPLIANCES.

Key facts

• Parking

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Cap rate 8.6% 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: Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 76% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 247 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,317/mo this rent would consume 47% of the median local household income ($33k/yr) (locally 2089% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $98k; 28% 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 $124,500

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $130,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Shadycrest Ave	0.18mi	2/1.0 (-1)	1,643 (+8%)	1mo	$139,175	$85	72
109 Indian Mound Rd	0.17mi	3/2.0	1,394 (-8%)	8mo	$151,000	$108	68
3000 E Simcoe St	0.12mi	2/2.5 (-1)	1,612 (+6%)	10mo	$289,000	$179	64
3500 E Simcoe St #69	0.45mi	2/2.5 (-1)	1,440 (-5%)	2mo	$125,000	$87	57
3500 E Simcoe St #62	0.45mi	2/2.5 (-1)	1,455 (-4%)	4mo	$114,000	$78	57
1740 E Pinhook Rd	0.51mi	3/2.0	1,425 (-6%)	9mo	$140,984	$99	54
3500 E Simcoe St #30	0.45mi	3/2.5	1,707 (+12%)	2mo	$150,000	$88	51
3500 E Simcoe St #23	0.45mi	2/2.5 (-1)	1,455 (-4%)	14mo	$112,000	$77	50
1002 Saint Charles St	0.63mi	3/1.0	1,712 (+13%)	4mo	$50,000	$29	46
3500 E Simcoe St #44	0.47mi	3/2.5	1,621 (+7%)	19mo	$139,900	$86	45
942 St Charles St	0.65mi	3/2.0	1,650 (+9%)	10mo	$66,000	$40	43
165 Champagne St	0.48mi	4/2.0 (+1)	1,695 (+12%)	15mo	$106,000	$63	37

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,337
• Equity at exit: $18,563

10-year hold

• IRR: 14.4%
• Equity multiple: 2.38×
• Total profit: $48,080
• Equity at exit: $10,764

Cash invested: $34,860 (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 70501

• Rents YoY: 7.3%
• Active inventory: 247
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$653
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $244

Break-even live

Break-even rent $1,009

Max offer price $124,500

Occupancy floor 77%

Sensitivity live

Price	-10% $314	-5% $279	+0% $244	+5% $208	+10% $173
Rent	-10% $139	-5% $192	+0% $244	+5% $296	+10% $348
Rate	-1.0pp $306	-0.5pp $275	base $244	+0.5pp $211	+1.0pp $178

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 E Simcoe St Lafayette, LA	1.0–3.0	1.0–2.0	1100	$1,300	$1.18	14d	5	0.61mi
908 Saint Charles St Lafayette, LA	3.0	2.0	1200	$1,250	$1.04	22d	1	0.79mi
126 S Refinery St Lafayette, LA	4.0	2.0	1550	$1,495	$0.96	44d	1	1.06mi
1002 E Simcoe St Lafayette, LA	4.0	2.0	1100	$950	$0.86	44d	1	1.12mi
1404 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	44d	1	1.30mi
1426 General Mouton Ave Lafayette, LA	2.0	2.0	1205	$1,495	$1.24	44d	1	1.31mi

Listing history 8 events

1. 2020-09-29
   listed $124,500
2. 2018-02-21
   listed $123,000
3. 2012-07-24
   soldstatus $97,500
4. 2012-07-23
   soldstatus $97,500 172-char remark

   Show marketing remark (172 chars)

   BEAUTIFUL CORNER LOT WITH MATURE TREES. WOOD FLOORING. CROWN MOLDING. NEW ROOF 2012. OPEN PATIO. FRENCH DOOR WITH WOOD DECK. A 10X14 STORAGE BUILDING. STAINLESS APPLIANCES.

5. 2012-04-22
   listed $104,000 172-char remark

   Show marketing remark (172 chars)

   BEAUTIFUL CORNER LOT WITH MATURE TREES. WOOD FLOORING. CROWN MOLDING. NEW ROOF 2012. OPEN PATIO. FRENCH DOOR WITH WOOD DECK. A 10X14 STORAGE BUILDING. STAINLESS APPLIANCES.

6. 2009-01-20
   soldstatus
7. 2008-09-10
   soldstatus
8. 2008-09-10
   soldstatus $65,500

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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: $15,808
• − Mortgage interest: −$6,974
• − Property taxes: −$1,108
• − Insurance: −$622
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,622
• Taxable income: $952
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,694/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): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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 Black (73%)
• Race & ethnicity: Black 73% White 18% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▼ -108.63%
• Current HPI: 81.2963
• Rent YoY: ▲ 7.35%
• 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

+90.1% since first listed

8 events — show timeline

• 2020-09-29 Listed $124,500 AcadianaMLS
• 2018-02-21 Listed $123,000 AcadianaMLS
• 2012-07-24 Sold (Public Records) $97,500 Public Records
• 2012-07-23 Sold (MLS) $97,500 AcadianaMLS
• 2012-04-22 Listed $104,000 AcadianaMLS
• 2009-01-20 Sold (Public Records) — Public Records
• 2008-09-10 Sold (Public Records) $65,500 Public Records
• 2008-09-10 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,108 · -1.1% YoY. Source: county tax records.