132 E Pamela Dr · Lafayette, LA 70506

$133,500

3 bd · 2.0 ba · 1,250 sqft · Townhouse public records · 97 Days on market

Built 1982 1,650 sqft lot $107/sqft · 26% below area Est $179k · 26% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready townhome in Lafayette's highly desirable 70508 zip code located on a quiet cul-de-sac and within walking distance to Lafayette High School. This well-maintained 3 bedroom, 2 bath home offers over 1,200 square feet of living space, fresh interior and exterior paint, and new carpet.The first floor features the primary bedroom and bath, along with the main living areas and access to a private fenced rear courtyard, perfect for relaxing or entertaining. Upstairs you'll find two large bedrooms with generous closet space and a full bath, providing a flexible layout for family, guests, or a home office. Additional highlights include two assigned parking spaces, no HOA fees, and a property that has never flooded with no flood insurance required. Conveniently located near schools, shopping, dining, and everyday amenities, this townhome offers low-maintenance living in one of Lafayette's most sought-after areas.

Key facts

• Never flooded
• No hoa fees
• Move in ready

Tags

• MOVE IN READY
• QUIET CUL DE SAC
• PRIVATE FENCED REAR COURTYARD
• TWO ASSIGNED PARKING SPACES
• NO HOA FEES
• NEVER FLOODED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $134k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 fast (+4.1%/yr); 404 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/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 $923 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 + 4.1% rent growth), your $37k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; 22% 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 $121,485 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $179,242
• List price: $133,500
• Delta: -25.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Dulles Dr Unit D	0.41mi	2/2.5 (-1)	1,250 (0%)	12mo	$120,000	$96	64

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,047
• Equity at exit: $19,905

10-year hold

• IRR: 12.0%
• Equity multiple: 2.00×
• Total profit: $37,250
• Equity at exit: $11,543

Cash invested: $37,380 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 404
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$700
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $345

Break-even live

Break-even rent $1,080

Max offer price $133,500

Occupancy floor 72%

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: $33,375
• Closing costs: $4,005
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	43d	1	0.16mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	13d	1	0.23mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	43d	1	0.26mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	43d	1	0.38mi
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	13d	1	0.39mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	13d	14	0.39mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	43d	5	0.46mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	43d	1	0.46mi
111 Valencia Dr Lafayette, LA	3.0	2.0	1678	$1,750	$1.04	43d	1	0.51mi
105 San Carlos Cir Lafayette, LA	3.0	2.0	1580	$1,600	$1.01	43d	1	0.54mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	43d	1	0.57mi
113 Faculty Dr Lafayette, LA	4.0	1.5	1321	$1,495	$1.13	13d	1	0.59mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	20d	1	0.74mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$1,125	$1.35	13d	14	0.78mi
214 Sunny Ln Lafayette, LA	3.0	2.0	1700	$2,350	$1.38	13d	1	0.80mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	13d	1	0.89mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,462	$1.32	13d	23	0.90mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	13d	1	1.03mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	20d	1	1.09mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	13d	1	1.11mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	43d	1	1.16mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	13d	10	1.20mi
107 Antoinette St Lafayette, LA	2.0	1.0	1000	$1,015	$1.01	13d	1	1.25mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	43d	1	1.25mi
220 Doucet Rd Unit 211B Lafayette, LA	2.0	1.0	910	$1,050	$1.15	20d	1	1.43mi
3121 Johnston St #121 Lafayette, LA	2.0	2.0	1200	$1,400	$1.17	43d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $133,500 Active 97 DOM
2. 2026-06-17
   days on market $133,500 Active 96 DOM
3. 2026-06-16
   days on market $133,500 Active 95 DOM
4. 2026-06-15
   days on market $133,500 Active 94 DOM
5. 2026-06-14
   days on market $133,500 Active 92 DOM
6. 2026-06-13
   days on market $133,500 Active 91 DOM
7. 2026-06-10
   days on market $133,500 Active 89 DOM
8. 2026-06-09
   days on market $133,500 Active 88 DOM
9. 2026-06-08
   days on market $133,500 Active 87 DOM
10. 2026-06-07
    days on market $133,500 Active 86 DOM
11. 2026-06-05
    days on market $133,500 Active 83 DOM
12. 2026-06-03
    days on market $133,500 Active 82 DOM
13. 2026-06-02
    days on market $133,500 Active 81 DOM
14. 2026-06-01
    days on market $133,500 Active 80 DOM
15. 2026-05-31
    days on market $133,500 Active 79 DOM
16. 2026-05-30
    days on market $133,500 Active 78 DOM
17. 2026-05-13
    price $133,500 929-char remark

    Show marketing remark (929 chars)

    Move-in ready townhome in Lafayette's highly desirable 70508 zip code located on a quiet cul-de-sac and within walking distance to Lafayette High School. This well-maintained 3 bedroom, 2 bath home offers over 1,200 square feet of living space, fresh interior and exterior paint, and new carpet.The first floor features the primary bedroom and bath, along with the main living areas and access to a private fenced rear courtyard, perfect for relaxing or entertaining. Upstairs you'll find two large bedrooms with generous closet space and a full bath, providing a flexible layout for family, guests, or a home office. Additional highlights include two assigned parking spaces, no HOA fees, and a property that has never flooded with no flood insurance required. Conveniently located near schools, shopping, dining, and everyday amenities, this townhome offers low-maintenance living in one of Lafayette's most sought-after areas.

18. 2026-04-20
    price $138,500 929-char remark

    Show marketing remark (929 chars)

    Move-in ready townhome in Lafayette's highly desirable 70508 zip code located on a quiet cul-de-sac and within walking distance to Lafayette High School. This well-maintained 3 bedroom, 2 bath home offers over 1,200 square feet of living space, fresh interior and exterior paint, and new carpet.The first floor features the primary bedroom and bath, along with the main living areas and access to a private fenced rear courtyard, perfect for relaxing or entertaining. Upstairs you'll find two large bedrooms with generous closet space and a full bath, providing a flexible layout for family, guests, or a home office. Additional highlights include two assigned parking spaces, no HOA fees, and a property that has never flooded with no flood insurance required. Conveniently located near schools, shopping, dining, and everyday amenities, this townhome offers low-maintenance living in one of Lafayette's most sought-after areas.

19. 2026-04-19
    price $1,385,000 929-char remark

    Show marketing remark (929 chars)

    Move-in ready townhome in Lafayette's highly desirable 70508 zip code located on a quiet cul-de-sac and within walking distance to Lafayette High School. This well-maintained 3 bedroom, 2 bath home offers over 1,200 square feet of living space, fresh interior and exterior paint, and new carpet.The first floor features the primary bedroom and bath, along with the main living areas and access to a private fenced rear courtyard, perfect for relaxing or entertaining. Upstairs you'll find two large bedrooms with generous closet space and a full bath, providing a flexible layout for family, guests, or a home office. Additional highlights include two assigned parking spaces, no HOA fees, and a property that has never flooded with no flood insurance required. Conveniently located near schools, shopping, dining, and everyday amenities, this townhome offers low-maintenance living in one of Lafayette's most sought-after areas.

20. 2026-03-13
    listed $141,000 Active 929-char remark

    Show marketing remark (929 chars)

    Move-in ready townhome in Lafayette's highly desirable 70508 zip code located on a quiet cul-de-sac and within walking distance to Lafayette High School. This well-maintained 3 bedroom, 2 bath home offers over 1,200 square feet of living space, fresh interior and exterior paint, and new carpet.The first floor features the primary bedroom and bath, along with the main living areas and access to a private fenced rear courtyard, perfect for relaxing or entertaining. Upstairs you'll find two large bedrooms with generous closet space and a full bath, providing a flexible layout for family, guests, or a home office. Additional highlights include two assigned parking spaces, no HOA fees, and a property that has never flooded with no flood insurance required. Conveniently located near schools, shopping, dining, and everyday amenities, this townhome offers low-maintenance living in one of Lafayette's most sought-after areas.

21. 2024-05-01
    historical $1,300
22. 2024-04-12
    listed $1,300
23. 2009-04-14
    soldstatus
24. 2009-04-14
    soldstatus $109,000
25. 2007-05-07
    soldstatus
26. 2000-03-31
    soldstatus $70,500 105-char remark

    Show marketing remark (105 chars)

    VAULTED CEILING IN DEN/DINING, MASTER BED/BATH IS DOWN STAIRS WITH JACUZZI, OPEN PATIO, CLEAN!! FIREPLACE

27. 1999-12-30
    listed $73,000 105-char remark

    Show marketing remark (105 chars)

    VAULTED CEILING IN DEN/DINING, MASTER BED/BATH IS DOWN STAIRS WITH JACUZZI, OPEN PATIO, CLEAN!! FIREPLACE

28. 1998-09-08
    soldstatus $58,000
29. 1998-07-12
    listed $60,000

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,205
• − Mortgage interest: −$7,478
• − Property taxes: −$1,174
• − Insurance: −$668
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,884
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,638/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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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

+122.5% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $133,500 AcadianaMLS
• 2026-04-20 Price Changed $138,500 AcadianaMLS
• 2026-04-19 Price Changed $1,385,000 AcadianaMLS
• 2026-03-13 Listed $141,000 AcadianaMLS
• 2024-05-01 Rental Removed $1,300 APPFOLIO
• 2024-04-12 Listed for Rent $1,300 APPFOLIO
• 2009-04-14 Sold (Public Records) $109,000 Public Records
• 2009-04-14 Sold (Public Records) — Public Records
• 2007-05-07 Sold (Public Records) — Public Records
• 2000-03-31 Sold (MLS) $70,500 AcadianaMLS
• 1999-12-30 Listed $73,000 AcadianaMLS
• 1998-09-08 Sold (MLS) $58,000 AcadianaMLS
• 1998-07-12 Listed $60,000 AcadianaMLS

Property tax history

+18.1%/yr

Latest (2025): $1,174 · -1.1% YoY. Source: county tax records.