220 Doucet Rd Unit 207-A · Lafayette, LA 70503

$97,800

1 bd · 1.0 ba · 709 sqft · Condo public records · 235 Days on market

Built 1970 Good condition $138/sqft · 20% below area Est $122k · 20% under $240/mo HOA · 26% of rent

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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 +15.0/15.0
• Cash flow +7.2/30.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

Key facts

• Clubhouse
• Vanity in bathroom
• Community pool

Tags

• COMMUNITY POOL
• CLUBHOUSE
• UPDATED COUNTERS
• VANITY IN BATHROOM
• FRESH NEUTRAL PAINT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (4.5% below list).
• Recommended offer: $74k (24.1% 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 flat; 235 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent is only 12% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $676 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 235 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $74,259 (24.1% 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 235 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 8.7

CMA / ARV

• ARV (median comp): $122,072
• List price: $97,800
• Delta: -19.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.03×
• Total profit: $-26,619
• Equity at exit: $14,582

10-year hold

• IRR: -55.9%
• Equity multiple: -0.57×
• Total profit: $-42,975
• Equity at exit: $8,456

Cash invested: $27,384 (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 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 235
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$513
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$41
• HOA: −$240
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-133

Break-even live

Break-even rent $1,103

Max offer price $74,259

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: $24,450
• Closing costs: $2,934
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Westwood Dr Lafayette, LA	1.0	1.0	651	$1,036	$1.59	13d	3	0.87mi
915 S College Rd Lafayette, LA	1.0–2.0	1.0	659	$757	$1.15	13d	5	1.04mi
115 Sycamore Dr Lafayette, LA	1.0	1.0	690	$900	$1.30	21d	1	1.06mi
305 Ella St Unit 3 Lafayette, LA	1.0	1.5	515	$995	$1.93	13d	1	1.09mi
112 Hillside Dr #26 Lafayette, LA	1.0	1.0	741	$995	$1.34	44d	1	1.16mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	44d	1	1.22mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$850	$1.02	13d	14	1.27mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$915	$1.02	13d	14	1.28mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$780	$0.87	44d	5	1.30mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$867	$0.78	13d	23	1.38mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$870	$1.04	13d	10	1.39mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: watersewertrashexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $97,800 Active 235 DOM
2. 2026-06-17
   days on market $97,800 Active 234 DOM
3. 2026-06-16
   days on market $97,800 Active 233 DOM
4. 2026-06-15
   days on market $97,800 Active 232 DOM
5. 2026-06-14
   days on market $97,800 Active 230 DOM
6. 2026-06-13
   days on market $97,800 Active 229 DOM
7. 2026-06-10
   days on market $97,800 Active 227 DOM
8. 2026-06-09
   days on market $97,800 Active 226 DOM
9. 2026-06-08
   days on market $97,800 Active 225 DOM
10. 2026-06-07
    days on market $97,800 Active 224 DOM
11. 2026-06-05
    days on market $97,800 Active 221 DOM
12. 2026-06-03
    days on market $97,800 Active 220 DOM
13. 2026-06-02
    days on market $97,800 Active 219 DOM
14. 2026-06-01
    days on market $97,800 Active 218 DOM
15. 2026-05-31
    days on market $97,800 Active 217 DOM
16. 2026-05-30
    days on market $97,800 Active 216 DOM
17. 2026-05-01
    price $97,800 485-char remark

    Show marketing remark (485 chars)

    One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

18. 2026-04-25
    status Active 485-char remark

    Show marketing remark (485 chars)

    One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

19. 2026-04-01
    price $98,800 485-char remark

    Show marketing remark (485 chars)

    One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

20. 2026-02-02
    price $99,800 485-char remark

    Show marketing remark (485 chars)

    One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

21. 2025-11-14
    price $99,900 485-char remark

    Show marketing remark (485 chars)

    One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

22. 2025-10-09
    listed $110,000 Active 485-char remark

    Show marketing remark (485 chars)

    One bedroom condo in the middle of Lafayette just across the street from Red's Health Club. This unit is recently updated to include new counters, vanity in bathroom and fresh neutral paint colors. There is a huge community pool and clubhouse for use by condo owners. Association covers water, sewerage, trash disposal, pest control, exterior maintenance & insurance, security, pool & common ground maintenance (including lawn service), management. Schedule your showing today!

23. 2020-06-19
    listed $95,900
24. 2019-08-02
    soldstatus $87,500
25. 2019-05-30
    listed $89,000

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,212
• − Mortgage interest: −$5,478
• − Property taxes: −$933
• − Insurance: −$489
• − Repairs & maintenance: −$897
• − Management: −$897
• − HOA: −$2,880
• − Depreciation: −$2,845
• Taxable loss: −$3,207
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $-829/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This recently updated one-bedroom condo in Lafayette is in good condition with a good condition score of 75. It offers a good investment opportunity with potential for both resale and rental value increases.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value
• Both Replace carpet with hardwood or tile — Improves aesthetics and can increase both resale and rental value
• Both Install smart home devices — Enhances convenience and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and can increase both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% 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: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• 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

+9.9% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $97,800 AcadianaMLS
• 2026-04-25 Relisted — AcadianaMLS
• 2026-04-01 Price Changed $98,800 AcadianaMLS
• 2026-02-02 Price Changed $99,800 AcadianaMLS
• 2025-11-14 Price Changed $99,900 AcadianaMLS
• 2025-10-09 Listed $110,000 AcadianaMLS
• 2020-06-19 Listed $95,900 AcadianaMLS
• 2019-08-02 Sold (MLS) $87,500 AcadianaMLS
• 2019-05-30 Listed $89,000 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $933 · -1.1% YoY. Source: county tax records.