100 Winchester Dr #201 · Lafayette, LA 70506

$103,000

2 bd · 1.5 ba · 1,050 sqft · Townhouse public records · 60 Days on market

Built 1983 $98/sqft · 10% below area Est $116k · 11% under $395/mo HOA · 33% of rent ↓ 18% since listing

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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).

• ARV discount +12.5/15.0
• Cash flow +7.6/30.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated corner unit ideally located directly across from the community pool! Priced at an attractive $98 per square foot, this condo stands out as one of the best values in the development.Inside, you'll find a clean, low-maintenance interior with no carpet throughout, along with thoughtful updates that make this home truly move-in ready. A brand-new HVAC system offers added peace of mind and energy efficiency.Enjoy your own private, fenced outdoor space complete with a storage closet--perfect for tools, seasonal items, or added convenience.The monthly condo fees provide exceptional value, covering pool access, exterior insurance, water, sewer, trash, and ground maintenance (apart from the small front flower bed), helping simplify ownership and reduce out-of-pocket expenses.Centrally located with easy access to University of Louisiana at Lafayette, hospitals, shopping, and restaurants, this property offers both convenience and comfort in one complete package.

Key facts

• Community pool
• Storage closet
• Corner unit

Tags

• CORNER UNIT
• COMMUNITY POOL
• PRIVATE FENCED OUTDOOR SPACE
• BRAND NEW HVAC SYSTEM
• STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $103k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (21.0% below list).
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $81k (21.0% below list) — sets the bar for cash-flow.

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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 of loan paydown is wiped out by about $3k 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 60 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $81,340 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 7.2

CMA / ARV

• ARV (median comp): $115,785
• List price: $103,000
• Delta: -11.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.21×
• Total profit: $-22,917
• Equity at exit: $15,358

10-year hold

• IRR: -12.7%
• Equity multiple: 0.19×
• Total profit: $-23,397
• Equity at exit: $8,906

Cash invested: $28,840 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$540
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$43
• HOA: −$395
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-123

Break-even live

Break-even rent $1,341

Max offer price $81,340

Occupancy floor —

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	44d	1	0.13mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	44d	1	0.13mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	44d	1	0.28mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	13d	1	0.28mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	44d	1	0.31mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	44d	1	0.35mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	13d	14	0.35mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	44d	1	0.43mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	13d	14	0.68mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	13d	1	0.68mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	21d	1	0.73mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	44d	5	0.76mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	13d	10	0.77mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	44d	1	0.79mi
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	13d	1	0.80mi
107 Antoinette St Lafayette, LA	2.0	1.0	1000	$1,015	$1.01	13d	1	1.03mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	13d	23	1.18mi
220 Doucet Rd Unit 211B Lafayette, LA	2.0	1.0	910	$1,050	$1.15	21d	1	1.19mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	44d	1	1.20mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	13d	1	1.29mi
3121 Johnston St #121 Lafayette, LA	2.0	2.0	1200	$1,400	$1.17	44d	1	1.32mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	44d	1	1.49mi

HOA detail

• Monthly dues: $395 · $4,740/yr
• Likely covers: watersewertrashpool

Listing history 21 events

1. 2026-06-18
   days on market $103,000 Active 60 DOM
2. 2026-06-17
   days on market $103,000 Active 59 DOM
3. 2026-06-16
   days on market $103,000 Active 58 DOM
4. 2026-06-15
   days on market $103,000 Active 57 DOM
5. 2026-06-14
   days on market $103,000 Active 55 DOM
6. 2026-06-13
   days on market $103,000 Active 54 DOM
7. 2026-06-10
   days on market $103,000 Active 52 DOM
8. 2026-06-09
   days on market $103,000 Active 51 DOM
9. 2026-06-08
   days on market $103,000 Active 50 DOM
10. 2026-06-07
    days on market $103,000 Active 49 DOM
11. 2026-06-05
    status $103,000 Active 46 DOM
12. 2026-06-02
    status $103,000 Pending 46 DOM
13. 2026-06-01
    days on market $103,000 Active 46 DOM
14. 2026-05-31
    days on market $103,000 Active 45 DOM
15. 2026-05-30
    days on market $103,000 Active 44 DOM
16. 2026-04-14
    listed $103,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    Welcome to this beautifully updated corner unit ideally located directly across from the community pool! Priced at an attractive $98 per square foot, this condo stands out as one of the best values in the development.Inside, you'll find a clean, low-maintenance interior with no carpet throughout, along with thoughtful updates that make this home truly move-in ready. A brand-new HVAC system offers added peace of mind and energy efficiency.Enjoy your own private, fenced outdoor space complete with a storage closet--perfect for tools, seasonal items, or added convenience.The monthly condo fees provide exceptional value, covering pool access, exterior insurance, water, sewer, trash, and ground maintenance (apart from the small front flower bed), helping simplify ownership and reduce out-of-pocket expenses.Centrally located with easy access to University of Louisiana at Lafayette, hospitals, shopping, and restaurants, this property offers both convenience and comfort in one complete package.

17. 2022-02-04
    soldstatus $135,000 Sold
18. 2022-02-04
    soldstatus $135,000
19. 2022-01-10
    status Pending
20. 2022-01-05
    listed $135,000 Active
21. 2021-06-02
    soldstatus $125,000

ⓘ 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: $978 · $81/mo
• Projected year-2 tax: $978 · $81/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: $14,232
• − Mortgage interest: −$5,770
• − Property taxes: −$978
• − Insurance: −$515
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − HOA: −$4,740
• − Depreciation: −$2,996
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $-741/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

-17.6% since first listed

6 events — show timeline

• 2026-04-14 Listed $103,000 AcadianaMLS
• 2022-02-04 Sold (Public Records) $135,000 Public Records
• 2022-02-04 Sold (MLS) $135,000 AcadianaMLS
• 2022-01-10 Pending — AcadianaMLS
• 2022-01-05 Listed $135,000 AcadianaMLS
• 2021-06-02 Sold (Public Records) $125,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $978 · -1.1% YoY. Source: county tax records.