185 Southfield Pkwy · Lafayette, LA 70506

$143,000

3 bd · 1.5 ba · 1,360 sqft · Townhouse public records · 14 Days on market

Built 1983 1,742 sqft lot $72/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 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

This Townhouse has the Trifecta!! Move-in Ready, Awesome Location & Amazing Condition! Located in Southfield Square, this beautiful townhome features a spacious 1,350 sqft floor plan with 3 bedrooms and 1.5 baths. Downstairs you will find a large guest bedroom with oversized tile flooring, the kitchen with desirable granite countertops including an electric range/oven combo & refrigerator, microwave, stainless sink and dishwasher, and an arch pass through to the living room with extended granite eat-in bar area. The spacious living room features a lovely fireplace with a real brick hearth with direct access to the back patio area. Upstairs you will find two large bedrooms with updated laminate wood flooring, and a jack and Jill bathroom with sinks for both bedrooms and a shared tiled in tub shower combo. Like entertaining? - Take it outside and relax on your cozy back patio with a nice BBQ and favorite beverage.

Key facts

• 1,742 sq ft lot
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $143k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Cap rate 9.0% 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: Ridge Elementary School (math 40% / reading 52%, grade D-, #164 of 646 statewide, top 26%, 695 students, 62% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 34% 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 $989 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 $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $107k; 34% 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 $143,000

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: 1.14% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-465
• Equity at exit: $21,322

10-year hold

• IRR: 10.5%
• Equity multiple: 1.86×
• Total profit: $34,291
• Equity at exit: $12,364

Cash invested: $40,040 (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: $1,636 high
• Mortgage (P&I): −$750
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$60
• HOA: −$72
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $327

Break-even live

Break-even rent $1,222

Max offer price $143,000

Occupancy floor 75%

Sensitivity live

Price	-10% $408	-5% $368	+0% $327	+5% $287	+10% $246
Rent	-10% $198	-5% $262	+0% $327	+5% $392	+10% $456
Rate	-1.0pp $399	-0.5pp $363	base $327	+0.5pp $290	+1.0pp $252

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	14d	1	0.11mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	44d	1	0.16mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	14d	25	0.16mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	44d	1	0.24mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	21d	1	0.27mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	21d	1	0.30mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	14d	1	0.34mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	21d	1	0.43mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	21d	1	0.44mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	14d	126	0.69mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	14d	20	0.74mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	21d	1	0.75mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	14d	34	0.79mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	21d	1	0.81mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	21d	1	0.94mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	21d	1	1.25mi
1200 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	965	$1,674	$1.73	14d	18	1.46mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,802	$1.70	14d	17	1.49mi
607 Marigny Cir Unit C Duson, LA	2.0	2.0	1000	$750	$0.75	21d	1	1.50mi

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: electric

Listing history 14 events

1. 2026-04-17
   status Pending
2. 2026-04-02
   listed $143,000 Active
3. 2026-03-19
   price $143,000
4. 2021-05-10
   soldstatus $107,000
5. 2021-05-07
   soldstatus $107,000 933-char remark

   Show marketing remark (933 chars)

   This Townhouse has the Trifecta!! Move-in Ready, Awesome Location & Amazing Condition! Located in Southfield Square, this beautiful townhome features a spacious 1,350 sqft floor plan with 3 bedrooms and 1.5 baths. Downstairs you will find a large guest bedroom with oversized tile flooring, the kitchen with desirable granite countertops including an electric range/oven combo & refrigerator, microwave, stainless sink and dishwasher, and an arch pass through to the living room with extended granite eat-in bar area. The spacious living room features a lovely fireplace with a real brick hearth with direct access to the back patio area. Upstairs you will find two large bedrooms with updated laminate wood flooring, and a jack and Jill bathroom with sinks for both bedrooms and a shared tiled in tub shower combo. Like entertaining? - Take it outside and relax on your cozy back patio with a nice BBQ and favorite beverage.

6. 2021-03-08
   listed $110,000 933-char remark

   Show marketing remark (933 chars)

   This Townhouse has the Trifecta!! Move-in Ready, Awesome Location & Amazing Condition! Located in Southfield Square, this beautiful townhome features a spacious 1,350 sqft floor plan with 3 bedrooms and 1.5 baths. Downstairs you will find a large guest bedroom with oversized tile flooring, the kitchen with desirable granite countertops including an electric range/oven combo & refrigerator, microwave, stainless sink and dishwasher, and an arch pass through to the living room with extended granite eat-in bar area. The spacious living room features a lovely fireplace with a real brick hearth with direct access to the back patio area. Upstairs you will find two large bedrooms with updated laminate wood flooring, and a jack and Jill bathroom with sinks for both bedrooms and a shared tiled in tub shower combo. Like entertaining? - Take it outside and relax on your cozy back patio with a nice BBQ and favorite beverage.

7. 2020-03-02
   soldstatus $105,000
8. 2020-02-28
   soldstatus $105,000 1122-char remark

   Show marketing remark (1122 chars)

   Move-in Ready! This is the Townhouse you have been looking for! Located in Southfield Square, this beautiful townhome features a spacious 1,350 sqft floor plan with 3 bedrooms and 1.5 baths. Downstairs you will find a large bedroom with oversized tile flooring, the kitchen with gorgeous granite countertops including an electric range/oven combo & refrigerator, stainless sink and dishwasher, and an arch pass through to the living room with extended granite eat-in bar area. The large living room features designer colors, a lovely fireplace with a real brick hearth and an updated ceiling fan, with direct access to the back patio area and half bath. Upstairs you will find two large bedrooms with updated laminate wood flooring,and a jack and jill bathroom with sinks for both bedrooms and a shared tiled in tub shower combo. The carpet on the stairs is brand new (replaced December 2019). The outside patio is low maintenance, perfect for a cookout on a beautiful day! This townhouse is perfect for an investor or first time home buyer as it is ready to move right in! Contact us today to set up a showing!

9. 2019-11-01
   listed $110,000 1122-char remark

   Show marketing remark (1122 chars)

   Move-in Ready! This is the Townhouse you have been looking for! Located in Southfield Square, this beautiful townhome features a spacious 1,350 sqft floor plan with 3 bedrooms and 1.5 baths. Downstairs you will find a large bedroom with oversized tile flooring, the kitchen with gorgeous granite countertops including an electric range/oven combo & refrigerator, stainless sink and dishwasher, and an arch pass through to the living room with extended granite eat-in bar area. The large living room features designer colors, a lovely fireplace with a real brick hearth and an updated ceiling fan, with direct access to the back patio area and half bath. Upstairs you will find two large bedrooms with updated laminate wood flooring,and a jack and jill bathroom with sinks for both bedrooms and a shared tiled in tub shower combo. The carpet on the stairs is brand new (replaced December 2019). The outside patio is low maintenance, perfect for a cookout on a beautiful day! This townhouse is perfect for an investor or first time home buyer as it is ready to move right in! Contact us today to set up a showing!

10. 2016-03-23
    soldstatus $100,000
11. 2016-03-18
    soldstatus $100,000
12. 2015-12-11
    listed $103,000
13. 2002-05-10
    soldstatus $66,800
14. 2002-02-08
    listed $67,000

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,635
• − Mortgage interest: −$8,010
• − Property taxes: −$1,009
• − Insurance: −$715
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$864
• − Depreciation: −$4,160
• Taxable income: $1,735
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,509/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

• 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

+113.4% since first listed

14 events — show timeline

• 2026-04-17 Pending — AcadianaMLS
• 2026-04-02 Listed $143,000 AcadianaMLS
• 2026-03-19 Price Changed $143,000 AcadianaMLS
• 2021-05-10 Sold (Public Records) $107,000 Public Records
• 2021-05-07 Sold (MLS) $107,000 AcadianaMLS
• 2021-03-08 Listed $110,000 AcadianaMLS
• 2020-03-02 Sold (Public Records) $105,000 Public Records
• 2020-02-28 Sold (MLS) $105,000 AcadianaMLS
• 2019-11-01 Listed $110,000 AcadianaMLS
• 2016-03-23 Sold (Public Records) $100,000 Public Records
• 2016-03-18 Sold (MLS) $100,000 AcadianaMLS
• 2015-12-11 Listed $103,000 AcadianaMLS
• 2002-05-10 Sold (MLS) $66,800 AcadianaMLS
• 2002-02-08 Listed $67,000 AcadianaMLS

Property tax history

+11.1%/yr

Latest (2025): $1,009 · -1.3% YoY. Source: county tax records.