208 Bellot St · Lafayette, LA 70501

$59,900

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 52 Days on market

Built 1952 6,098 sqft lot $70/sqft · 12% below area Est $69k · 13% 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Turnkey investment property with long-term tenants and optional built-in management services if needed, but not required. This 2 bed 1 bath home is bringing in $775 per month and $9,300 per year in rental income. Home has been very well maintained and would make a great addition to your rental portfolio and future residual income plan. Full financials including lease copies, insurance cost estimates, property taxes and expenses are available by request. This home is a part of a large portfolio of investment rental properties that are currently listed for sale with more homes will be coming available soon. Properties can be purchased individually or as a package. Please reach out for further

Key facts

• 6,098 sq ft lot
• Parking
• Built 1952

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Exterior features: HardiPlank-type exterior

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Has heating
• Interior features: Cooling present (other type); Heating present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: 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); 246 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); 42% 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).
• This rent runs 35% of the median local income ($33k/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 $414 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $69,046
• List price: $59,900
• Delta: -13.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Sampson St	0.12mi	2/1.0	925 (+7%)	0mo	$17,000	$18	82
382 Sunset Dr	0.72mi	3/1.0 (+1)	857 (-0%)	4mo	$76,500	$89	58
411 N Saint Antoine St	0.64mi	2/1.0	848 (-2%)	13mo	$55,000	$65	57
505 Sherman St	0.51mi	2/1.0	750 (-13%)	2mo	$100,000	$133	53
305 Sampson St	0.10mi	2/1.0	988 (+15%)	23mo	$45,000	$46	52
421 N Saint Antoine St	0.65mi	2/1.0	791 (-8%)	8mo	$47,500	$60	49
114 Randolph Dr	0.73mi	3/1.0 (+1)	920 (+7%)	7mo	$74,000	$80	44
810 N St Antoine St	0.64mi	3/2.0 (+1)	967 (+12%)	3mo	$161,600	$167	38
800 N St Antoine St	0.64mi	2/1.0	742 (-14%)	14mo	$95,000	$128	36
114 Whitney St	0.71mi	2/1.0	972 (+13%)	15mo	$50,000	$51	33
804 N Saint Antoine St	0.64mi	3/2.0 (+1)	967 (+12%)	20mo	$165,500	$171	24

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: 27.1%
• Equity multiple: 2.19×
• Total profit: $19,878
• Equity at exit: $8,931

10-year hold

• IRR: 37.0%
• Equity multiple: 5.14×
• Total profit: $69,466
• Equity at exit: $5,179

Cash invested: $16,772 (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: 246
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $964 high
• Mortgage (P&I): −$314
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $396

Break-even live

Break-even rent $464

Max offer price $59,900

Occupancy floor 54%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Sampson St Lafayette, LA	1.0	1.0	545	$750	$1.38	13d	1	0.07mi
313 Hobson St Lafayette, LA	3.0	1.0	1000	$1,100	$1.10	21d	1	0.13mi
319 Tissington St Lafayette, LA	2.0	1.0	956	$775	$0.81	44d	1	0.32mi
206 N Washington St Lafayette, LA	3.0	1.0	900	$900	$1.00	21d	1	0.40mi
406 Voorhies St Unit B Lafayette, LA	1.0	1.0	575	$825	$1.43	21d	1	0.61mi
1030 9th St Lafayette, LA	2.0	1.0	800	$800	$1.00	44d	1	0.80mi
124 E Main St Lafayette, LA	1.0	1.0	789	$1,380	$1.75	13d	7	0.93mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	21d	1	0.95mi
617 E Vermilion St Unit C Lafayette, LA	2.0	1.0	625	$1,199	$1.92	13d	1	0.99mi
810 Fairmont Ln Lafayette, LA	3.0	1.0	1000	$992	$0.99	44d	1	1.02mi
815 Martin Luther King Junior Dr Apt 29 Lafayette, LA	2.0	1.0	873	$800	$0.92	21d	1	1.04mi
815 Martin Luther King Junior Dr Unit 40 Lafayette, LA	2.0	1.0	873	$800	$0.92	44d	1	1.04mi
1901 W University Ave Lafayette, LA	2.0	1.0	600	$800	$1.33	13d	1	1.06mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	44d	1	1.07mi
610 Sunset Dr Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	1.08mi
402 Lamar St Lafayette, LA	2.0	2.0	770	$825	$1.07	44d	1	1.08mi
1120 S Washington St Unit A Lafayette, LA	2.0	2.0	892	$2,200	$2.47	13d	1	1.12mi
1120 S Washington St Unit B Lafayette, LA	3.0	2.0	1030	$2,400	$2.33	13d	1	1.12mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	21d	1	1.16mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	13d	1	1.16mi
127 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	1.17mi
125 Nancy Ln Lafayette, LA	2.0	1.0	600	$850	$1.42	21d	1	1.17mi
241 N Pine St Lafayette, LA	2.0	1.0	864	$950	$1.10	44d	1	1.20mi
405 E Convent St Lafayette, LA	2.0	1.0	847	$1,125	$1.33	44d	1	1.21mi
317 W University Ave Apt 4 Lafayette, LA	1.0	1.0	1000	$1,100	$1.10	44d	1	1.24mi
246 Paul Breaux Ave Lafayette, LA	3.0	1.0	989	$1,100	$1.11	44d	1	1.25mi
305 General Mouton Ave Unit B Lafayette, LA	2.0	1.0	750	$1,250	$1.67	13d	1	1.26mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	44d	1	1.28mi
327 General Mouton Ave Lafayette, LA	1.0	1.0	580	$800	$1.38	44d	1	1.28mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	13d	1	1.29mi
908 Lamar St Unit 108 Lafayette, LA	2.0	1.0	1050	$1,025	$0.98	13d	1	1.30mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	44d	1	1.40mi
300 Roosevelt St Unit A Lafayette, LA	2.0	2.0	1070	$1,750	$1.64	13d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 52 DOM
2. 2026-06-17
   days on market $59,900 Active 51 DOM
3. 2026-06-16
   days on market $59,900 Active 50 DOM
4. 2026-06-15
   days on market $59,900 Active 49 DOM
5. 2026-06-14
   days on market $59,900 Active 47 DOM
6. 2026-06-13
   pricedays on market $59,900 Active 46 DOM
7. 2026-06-10
   days on market $65,000 Active 44 DOM
8. 2026-06-09
   days on market $65,000 Active 43 DOM
9. 2026-06-08
   days on market $65,000 Active 42 DOM
10. 2026-06-07
    days on market $65,000 Active 41 DOM
11. 2026-06-05
    days on market $65,000 Active 38 DOM
12. 2026-06-03
    days on market $65,000 Active 37 DOM
13. 2026-06-02
    days on market $65,000 Active 36 DOM
14. 2026-06-01
    days on market $65,000 Active 35 DOM
15. 2026-05-31
    days on market $65,000 Active 34 DOM
16. 2026-05-30
    days on market $65,000 Active 33 DOM
17. 2026-04-27
    listed $65,000 Active 764-char remark
18. 2022-06-08
    soldstatus $650,000

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $329 · $27/mo
• Expected delta: +$4/yr ($0/mo · 1.3%)

ⓘ 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 ≥109°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: $11,571
• − Mortgage interest: −$3,355
• − Property taxes: −$325
• − Insurance: −$300
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,743
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $3,788/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

-90.8% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $59,900 AcadianaMLS
• 2026-04-27 Listed $65,000 AcadianaMLS
• 2022-06-08 Sold (Public Records) $650,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $325 · -1.1% YoY. Source: county tax records.