1400 E Bayou Pkwy Unit 3c · Lafayette, LA 70508

$139,000

2 bd · 1.5 ba · 1,023 sqft · SingleFamily public records · 16 Days on market

Built 1984 Est $141k · at est. $365/mo HOA · 17% of rent

---

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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Condo Opportunity off of East Bayou Parkway with easy access to everything that Kaliste Saloom and Camellia Blvd have to offer. This 2 bedroom 1 & 1/2 Bath condo sits in the shade and on the pool at Beau Rivage Crossing I. This unit has modern interior finishes and a private garage. The HOA Fees cover exterior maintenance, insurance, water, sewer, pool, trash, pest control, and greenery. Schedule a showing today.

Key facts

• Private garage
• Pool
• Garage

Tags

• PRIVATE GARAGE
• POOL
• MODERN INTERIOR FINISHES

Property features AI

Finance

• Other: Zoned residential; Directions: From the intersection at Kaliste Saloom/Camelia Blvd. NE on Kaliste Saloom Rd. Left on Steiner Rd. Right on E Bayou Pkwy. The property is on the right behind the pool. Unit 3C is on the side of Building 3.
• HOA & community: Monthly association fee of 365; Association covers grounds maintenance, insurance, pest control, repairs/maintenance, sewer, trash and water; Community pool; Association provides management

Exterior

• Parking: Attached garage (1 covered space); 1 total parking space; Has open parking
• Utilities: Public sewer; Electric: city
• Home design: Single family residence / Condominium; Located on a city street (paved)
• Construction: Brick veneer, HardiPlank type, stucco, brick, and frame construction; Composition roof
• Exterior features: Wood fencing; Deck (open); Lighting

Interior

• Kitchen: Dishwasher; Electric cooktop / electric stove; Refrigerator
• Flooring: Vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Butcher block counters; Lighting; 1 fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 runs 30% of the median local income ($86k/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 $961 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y 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 $136,915 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.55% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $141,174
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 E Bayou Pkwy Unit 4a	0.28mi	2/1.5	982 (-4%)	8mo	$137,000	$140	74
1304 E Bayou Pkwy Unit 8a	0.28mi	2/1.5	982 (-4%)	10mo	$145,000	$148	72
1000 Kaliste Saloom Rd #26	0.47mi	2/1.5	982 (-4%)	4mo	$133,000	$135	68
1000 Kaliste Saloom Rd #1	0.47mi	2/1.5	984 (-4%)	19mo	$123,000	$125	56
305 Rue Chartres	0.41mi	2/2.0	1,100 (+8%)	15mo	$140,000	$127	54
1000 Kaliste Saloom Rd #29	0.47mi	2/1.5	978 (-4%)	21mo	$135,000	$138	54
306 Rue Chartres	0.39mi	2/2.5	1,100 (+8%)	19mo	$140,000	$127	50
1000 Kaliste Saloom Rd #28	0.47mi	2/1.5	1,094 (+7%)	22mo	$152,500	$139	48

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,783
• Equity at exit: $20,725

10-year hold

• IRR: 9.4%
• Equity multiple: 1.66×
• Total profit: $25,507
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$729
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$58
• HOA: −$365
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $453

Break-even live

Break-even rent $1,583

Max offer price $139,000

Occupancy floor 74%

Sensitivity live

Price	-10% $532	-5% $493	+0% $453	+5% $414	+10% $375
Rent	-10% $283	-5% $368	+0% $453	+5% $538	+10% $624
Rate	-1.0pp $523	-0.5pp $489	base $453	+0.5pp $417	+1.0pp $381

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	44d	1	0.22mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	44d	1	0.34mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	44d	1	0.34mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	14d	1	0.35mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	44d	1	0.35mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	21d	1	0.37mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	44d	1	0.47mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	44d	1	0.52mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	14d	10	0.54mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	21d	1	0.56mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	44d	1	0.56mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	14d	12	0.57mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	14d	28	0.66mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	44d	1	0.82mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	14d	23	0.82mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	44d	1	0.92mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	14d	16	0.93mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,305	$1.25	14d	5	1.10mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	44d	1	1.24mi
2314 Kaliste Saloom Rd Lafayette, LA	1.0–2.0	1.0–2.0	704	$1,150	$1.63	14d	20	1.27mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	14d	22	1.29mi
110 W Bayou Pkwy #102 Lafayette, LA	2.0	1.5	1356	$1,400	$1.03	14d	1	1.45mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	14d	16	1.45mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,600	$1.45	14d	10	1.49mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: watersewertrashexterior maint.pool

Listing history 13 events

1. 2026-06-18
   days on market $139,000 Active 16 DOM
2. 2026-06-17
   days on market $139,000 Active 15 DOM
3. 2026-06-16
   days on market $139,000 Active 14 DOM
4. 2026-06-15
   days on market $139,000 Active 13 DOM
5. 2026-06-14
   days on market $139,000 Active 11 DOM
6. 2026-06-13
   days on market $139,000 Active 10 DOM
7. 2026-06-10
   days on market $139,000 Active 8 DOM
8. 2026-06-09
   days on market $139,000 Active 7 DOM
9. 2026-06-08
   days on market $139,000 Active 6 DOM
10. 2026-06-07
    days on market $139,000 Active 5 DOM
11. 2026-06-05
    days on market $139,000 Active 2 DOM
12. 2026-06-03
    remarks 418-char remark
13. 2026-06-03
    listed $139,000 Active 1 DOM

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,881
• − Mortgage interest: −$7,786
• − Property taxes: −$1,184
• − Insurance: −$695
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$4,380
• − Depreciation: −$4,044
• Taxable income: $3,651
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,563/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): 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

+79.4% since first listed

24 events — show timeline

• 2026-06-02 Listed $139,000 AcadianaMLS
• 2025-04-20 Rental Removed $1,400 RAAMLS
• 2025-04-03 Listed for Rent $1,400 RAAMLS
• 2025-02-25 Relisted — AcadianaMLS
• 2025-02-10 Pending — AcadianaMLS
• 2025-01-29 Listed $139,000 AcadianaMLS
• 2024-09-09 Sold (Public Records) $128,900 Public Records
• 2024-09-05 Rental Removed $1,400 RAAMLS
• 2024-08-30 Listed for Rent $1,400 RAAMLS
• 2024-08-29 Relisted — AcadianaMLS
• 2024-07-31 Pending — AcadianaMLS
• 2024-07-09 Contingent — AcadianaMLS
• 2024-07-02 Price Changed $132,900 AcadianaMLS
• 2024-06-04 Listed $137,500 AcadianaMLS
• 2012-04-10 Listed $95,700 AcadianaMLS
• 2011-03-08 Listed $105,350 AcadianaMLS
• 2010-06-14 Listed $103,500 AcadianaMLS
• 2007-02-23 Sold (Public Records) — Public Records
• 2004-12-30 Sold (MLS) $82,000 AcadianaMLS
• 2004-10-28 Listed $85,000 AcadianaMLS
• 2003-02-03 Sold (MLS) $72,000 AcadianaMLS
• 2002-11-13 Listed $76,000 AcadianaMLS
• 2002-10-15 Listed $79,500 AcadianaMLS
• 2002-04-09 Listed $77,500 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $1,184 · -1.1% YoY. Source: county tax records.