143 La Rue Vil · Lafayette, LA 70508

$212,000

2 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 8 Days on market

Built 1984 3,920 sqft lot Est $207k · at est.

---

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 +19.7/30.0
• ARV discount +6.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• 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 MLS

Charming New Orleans style garden home with a creative flair in the heart of Lafayette. This home offers 2 bedrooms, 2 full baths, plus a large sunroom/bonus space. The many vaulted ceilings give added character to this home, which has lots of style and charm. The floor plan is functional and unique, with a large living room with a spacious brick hearth framing the fireplace. The living room is open to the kitchen, which features the popular open cabinet concept and offers bar seating in an adjacent nook. The climate-controlled sunroom highlights an attractive design of brick flooring with a natural wood vaulted ceiling and large windows overlooking the rear courtyard.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (4.5% below list).
• Recommended offer: $203k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Edgar Martin Middle School (math 40% / reading 53%, grade D+, #41 of 218 statewide, top 19%, 490 students, 59% 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 58% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 32y 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 $184k; 15% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,550 (4.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $207,493
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Long Plantation Blvd Unit C	0.59mi	2/2.0	1,296 (-11%)	0mo	$129,000	$100	55
106 Dove Cir	0.25mi	3/2.0 (+1)	1,651 (+14%)	10mo	$230,000	$139	52
100 Coconut Grove Cir	0.48mi	3/2.5 (+1)	1,617 (+11%)	4mo	$237,500	$147	48
122 Coconut Grove Cir	0.50mi	3/2.5 (+1)	1,624 (+12%)	4mo	$230,000	$142	47
114 Swan Cir	0.65mi	3/2.0 (+1)	1,603 (+10%)	1mo	$232,500	$145	47
201 Long Plantation Blvd Apt D	0.61mi	3/2.0 (+1)	1,300 (-10%)	6mo	$184,500	$142	44
101 Coconut Grove Cir	0.45mi	3/2.5 (+1)	1,604 (+10%)	12mo	$215,000	$134	44
210 Long Plantation Blvd Unit C	0.55mi	3/2.0 (+1)	1,296 (-11%)	11mo	$185,000	$143	43
201 Settlers Trace Blvd #2401	0.70mi	3/2.0 (+1)	1,301 (-10%)	4mo	$306,000	$235	42
203 Long Plantation Blvd Unit B	0.61mi	3/2.0 (+1)	1,296 (-11%)	10mo	$177,000	$137	40
127 Meadowlark Loop	0.55mi	3/2.0 (+1)	1,650 (+14%)	14mo	$272,000	$165	34
104 Levison Way	0.72mi	3/2.0 (+1)	1,633 (+12%)	9mo	$425,000	$260	33

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-22,120
• Equity at exit: $31,610

10-year hold

• IRR: -3.6%
• Equity multiple: 0.78×
• Total profit: $-13,092
• Equity at exit: $18,330

Cash invested: $59,360 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $248

Break-even live

Break-even rent $1,711

Max offer price $212,000

Occupancy floor 83%

Sensitivity live

Price	-10% $368	-5% $308	+0% $248	+5% $188	+10% $128
Rent	-10% $88	-5% $168	+0% $248	+5% $328	+10% $408
Rate	-1.0pp $355	-0.5pp $302	base $248	+0.5pp $193	+1.0pp $138

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	45d	1	0.04mi
150 La Rue Vil Lafayette, LA	3.0	2.0	1650	$1,650	$1.00	14d	1	0.04mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	44d	1	0.08mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,305	$1.25	14d	5	0.17mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	14d	16	0.24mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,505	$1.26	14d	15	0.37mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	14d	16	0.47mi
119 Coconut Grove Cir Lafayette, LA	3.0	2.5	1600	$1,800	$1.12	44d	1	0.51mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	14d	12	0.69mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$1,670	$1.63	22d	15	0.75mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	44d	1	0.84mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	22d	1	0.88mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	44d	1	0.91mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	14d	1	0.91mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	44d	1	0.92mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	44d	1	0.92mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	44d	1	0.93mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	22d	1	0.93mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,600	$1.45	14d	10	0.95mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	14d	10	1.13mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	44d	1	1.15mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	22d	1	1.22mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	14d	23	1.27mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	44d	1	1.28mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	22d	1	1.28mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	14d	28	1.28mi
100 S Meyers Dr Lafayette, LA	1.0–2.0	1.0–2.0	843	$1,155	$1.37	14d	21	1.29mi
110 Country Ln Lafayette, LA	2.0	1.5	950	$775	$0.82	22d	1	1.37mi
110 Country Ln Apt C Lafayette, LA	2.0	1.5	950	$775	$0.82	44d	1	1.37mi
424 Failla Rd Unit B Lafayette, LA	2.0	1.5	1000	$800	$0.80	14d	1	1.43mi
304 Renwood Cir Lafayette, LA	3.0	2.0	1761	$3,300	$1.87	22d	1	1.44mi
134 Sandest Dr Lafayette, LA	3.0	2.0	1173	$1,300	$1.11	22d	1	1.44mi
106 Doubloon Dr Lafayette, LA	2.0	2.0	1200	$1,200	$1.00	44d	1	1.50mi

Listing history 13 events

1. 2026-03-13
   status Pending
2. 2026-03-04
   listed $212,000 Active
3. 2021-08-16
   soldstatus $183,925
4. 2021-08-13
   soldstatus $183,925 682-char remark

   Show marketing remark (682 chars)

   Charming New Orleans style garden home with a creative flair in the heart of Lafayette. This home offers 2 bedrooms, 2 full baths, plus a large sunroom/bonus space. The many vaulted ceilings give added character to this home, which has lots of style and charm. The floor plan is functional and unique, with a large living room with a spacious brick hearth framing the fireplace. The living room is open to the kitchen, which features the popular open cabinet concept and offers bar seating in an adjacent nook. The climate-controlled sunroom highlights an attractive design of brick flooring with a natural wood vaulted ceiling and large windows overlooking the rear courtyard.

5. 2021-06-04
   listed $199,900 682-char remark

   Show marketing remark (682 chars)

   Charming New Orleans style garden home with a creative flair in the heart of Lafayette. This home offers 2 bedrooms, 2 full baths, plus a large sunroom/bonus space. The many vaulted ceilings give added character to this home, which has lots of style and charm. The floor plan is functional and unique, with a large living room with a spacious brick hearth framing the fireplace. The living room is open to the kitchen, which features the popular open cabinet concept and offers bar seating in an adjacent nook. The climate-controlled sunroom highlights an attractive design of brick flooring with a natural wood vaulted ceiling and large windows overlooking the rear courtyard.

6. 2013-02-26
   soldstatus $140,000
7. 2012-11-16
   listed $143,000
8. 2012-08-01
   listed $145,000
9. 2012-07-06
   listed $154,000
10. 2005-07-29
    soldstatus $129,000
11. 2004-04-21
    listed $132,900
12. 1994-09-29
    soldstatus $73,900
13. 1994-09-06
    listed $74,900

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $24,306
• − Mortgage interest: −$11,875
• − Property taxes: −$1,821
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$6,167
• Taxable loss: −$506
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $3,102/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

+183.0% since first listed

13 events — show timeline

• 2026-03-13 Pending — AcadianaMLS
• 2026-03-04 Listed $212,000 AcadianaMLS
• 2021-08-16 Sold (Public Records) $183,925 Public Records
• 2021-08-13 Sold (MLS) $183,925 AcadianaMLS
• 2021-06-04 Listed $199,900 AcadianaMLS
• 2013-02-26 Sold (Public Records) $140,000 Public Records
• 2012-11-16 Listed $143,000 AcadianaMLS
• 2012-08-01 Listed $145,000 AcadianaMLS
• 2012-07-06 Listed $154,000 AcadianaMLS
• 2005-07-29 Sold (MLS) $129,000 AcadianaMLS
• 2004-04-21 Listed $132,900 AcadianaMLS
• 1994-09-29 Sold (MLS) $73,900 AcadianaMLS
• 1994-09-06 Listed $74,900 AcadianaMLS

Property tax history

+5.4%/yr

Latest (2025): $1,821 · -1.1% YoY. Source: county tax records.