220 Doucet Rd Unit 207-A · Lafayette, LA
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +7.1/30.0
- Schools +5.5/10.0
- 1% rule +4.5/10.0
- Condition / age +3.8/5.0
- Livability +3.5/5.0
- Rent growth +2.6/5.0
- DSCR +1.3/10.0
- Appreciation +0.0/10.0
$97,800
220 Doucet Rd Unit 207-A · Lafayette, LA 70503
1 bd · 1.0 ba · 709 sqft · SingleFamily
public records
· 332 Days on market
Built 1970
$138/sqft
· 27% below area
Est $134k · 27% under
$240/mo HOA · 26% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath single-family listed at $98k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $74k (24.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (5.0% below list).
- Recommended offer: $74k (24.8% 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.
- Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 57% FRL track the district average.
- Market conditions: Rents flat; 352 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 332 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
$73,574
(24.8% below list)
Questions for the listing agent
- 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?
- It's been on market 332 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
- Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.95% ✗
- Cap rate
- 4.61%
- Cash-on-cash
- -6.01%
- DSCR
- 0.73
- GRM
- 8.8
CMA / ARV
- ARV (median comp)
- $133,507
- List price
- $97,800
- Delta
- -26.75%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 220 Doucet Rd Unit 107a | 0.00mi | 1/1.0 | 720 (+2%) | 3mo | $115,000 | $160 | 95 |
| 3121 Johnston St #128 | 0.23mi | 1/1.0 | 711 (+0%) | 7mo | $71,000 | $100 | 83 |
| 3121 Johnston St #129 | 0.23mi | 1/1.0 | 710 (+0%) | 15mo | $84,000 | $118 | 76 |
| 3121 Johnston St #207 | 0.23mi | 1/1.0 | 727 (+2%) | 13mo | $81,000 | $111 | 74 |
| 3121 Johnston St #142 | 0.23mi | 1/1.0 | 687 (-3%) | 22mo | $85,000 | $124 | 65 |
| 3121 Johnston St Apt 139 | 0.23mi | 1/1.0 | 655 (-8%) | 14mo | $80,000 | $122 | 65 |
| 3121 Johnston St Apt 138 | 0.23mi | 1/1.0 | 618 (-13%) | 5mo | $71,000 | $115 | 64 |
| 3121 Johnston St #237 | 0.23mi | 1/1.0 | 662 (-7%) | 18mo | $78,000 | $118 | 63 |
| 3121 Johnston St Apt 116 | 0.23mi | 1/1.0 | 662 (-7%) | 21mo | $80,000 | $121 | 61 |
| 3121 Johnston St #143 | 0.23mi | 1/1.0 | 619 (-13%) | 11mo | $73,000 | $118 | 59 |
| 201 S College Rd #213 | 0.74mi | 2/1.0 (+1) | 697 (-2%) | 1mo | $69,500 | $100 | 57 |
| 201 S College Rd #115 | 0.74mi | 2/1.0 (+1) | 696 (-2%) | 17mo | $74,000 | $106 | 43 |
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 · 0.36% rent growth · sell at horizon
5-year hold
- IRR
- -30.5%
- Equity multiple
- 0.02×
- Total profit
- $-26,854
- Equity at exit
- $14,582
10-year hold
- IRR
- -57.1%
- Equity multiple
- -0.59×
- Total profit
- $-43,448
- 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 6 active · 5 under contract
- Months of supply
- 7.2 mo (14%/mo absorbed)
- Median asking
- $77,445 ($128/sqft)
- Median days on market
- 177 d
- This list price
- 83% of active listings are priced below it
- ARV vs active asking
- +47.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 70503
- Home prices YoY
- -34.0%
- Rents YoY
- 0.4%
- Active inventory
- 352
- Price-to-rent
- 8.8×
Monthly cashflow live
↻
- Estimated rent
- $929 high interval (Pro) →
- Mortgage (P&I)
- −$513
- Tax from tax record
- −$78 /mo · $933/yr
- Insurance
- −$41
- HOA
- −$240
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$195
- Net cashflow
- $-137
Break-even live
Break-even rent
$1,103
Max offer price
$73,574
Occupancy floor
—
Sensitivity live
| Price | -10% $-82 | -5% $-109 | +0% $-137 | +5% $-165 | +10% $-193 |
|---|---|---|---|---|---|
| Rent | -10% $-211 | -5% $-174 | +0% $-137 | +5% $-100 | +10% $-64 |
| Rate | -1.0pp $-88 | -0.5pp $-112 | base $-137 | +0.5pp $-162 | +1.0pp $-188 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 19 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3121 Johnston St #219 Lafayette, LA | 1.0 | 1.0 | 576 | $1,000 | $1.74 | 6d | 1 | 0.25mi |
| 212 S College Rd Unit 212 Lafayette, LA | 2.0 | 1.0 | 700 | $900 | $1.29 | 6d | 1 | 0.70mi |
| 201 S College Rd #212 Lafayette, LA | 2.0 | 1.0 | 700 | $900 | $1.29 | 6d | 1 | 0.75mi |
| 3603 W Congress St Apt 203A Lafayette, LA | 1.0 | 1.0 | 625 | $795 | $1.27 | 6d | 1 | 0.97mi |
| 915 S College Rd Lafayette, LA | 1.0–2.0 | 1.0 | 700 | $800 | $1.14 | 4d | 6 | 1.04mi |
| 115 Sycamore Dr Lafayette, LA | 1.0 | 1.0 | 690 | $888 | $1.29 | 6d | 5 | 1.06mi |
| 305 Ella St Unit 3 Lafayette, LA | 1.0 | 1.5 | 515 | $995 | $1.93 | 109d | 1 | 1.09mi |
| 112 Hillside Dr #26 Lafayette, LA | 1.0 | 1.0 | 741 | $995 | $1.34 | 139d | 1 | 1.16mi |
| 315 Guilbeau Rd Lafayette, LA | 1.0–2.0 | 1.0–2.0 | 650 | $775 | $1.19 | 0d | 5 | 1.21mi |
| 326 Guilbeau Rd #131 Lafayette, LA | 1.0 | 1.0 | 750 | $950 | $1.27 | 139d | 1 | 1.22mi |
| 317 Guilbeau Rd Lafayette, LA | 1.0–3.0 | 1.0–1.5 | 833 | $950 | $1.14 | 5d | 11 | 1.27mi |
| 655 Marie Antoinette St Lafayette, LA | 1.0–2.0 | 1.0–2.0 | 900 | $895 | $0.99 | 3d | 14 | 1.28mi |
| 210 Saint Michael St Unit 1/2 Lafayette, LA | 1.0 | 1.0 | 550 | $875 | $1.59 | 6d | 1 | 1.30mi |
| 715 Marie Antoinette St Lafayette, LA | 1.0–2.0 | 1.0–2.0 | 900 | $780 | $0.87 | 139d | 5 | 1.30mi |
| 300 McDonald St Lafayette, LA | 1.0–2.0 | 1.0–2.0 | 900 | $780 | $0.87 | 4d | 6 | 1.33mi |
| 106 Saint Michael St Lafayette, LA | 1.0 | 1.0 | 450 | $825 | $1.83 | 6d | 1 | 1.37mi |
| 411 Dulles Dr Lafayette, LA | 1.0–3.0 | 1.0–3.0 | 1107 | $929 | $0.84 | 0d | 24 | 1.38mi |
| 101 Glouchester Rd Lafayette, LA | 1.0–2.0 | 1.0–2.0 | 840 | $855 | $1.02 | 6d | 8 | 1.39mi |
| 100 Belle Fontaine Dr Lafayette, LA | 1.0–3.0 | 1.0–2.0 | 950 | $895 | $0.94 | 5d | 19 | 1.45mi |
HOA detail $240/mo · $2,880/yr
- Likely covers
- watersewertrashexterior maint.poolsecurity
Listing history 50 events
-
2026-09-24days on market $97,800 Active 332 DOM
-
2026-09-22days on market $97,800 Active 331 DOM
-
2026-09-21days on market $97,800 Active 330 DOM
-
2026-09-20days on market $97,800 Active 329 DOM
-
2026-09-19days on market $97,800 Active 328 DOM
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2026-09-18days on market $97,800 Active 327 DOM
-
2026-09-17days on market $97,800 Active 326 DOM
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2026-09-16days on market $97,800 Active 325 DOM
-
2026-09-15days on market $97,800 Active 324 DOM
-
2026-09-14days on market $97,800 Active 323 DOM
-
2026-09-13days on market $97,800 Active 322 DOM
-
2026-09-12days on market $97,800 Active 321 DOM
-
2026-09-11days on market $97,800 Active 320 DOM
-
2026-09-05days on market $97,800 Active 314 DOM
-
2026-09-04days on market $97,800 Active 313 DOM
-
2026-09-03days on market $97,800 Active 312 DOM
-
2026-08-31days on market $97,800 Active 309 DOM
-
2026-08-30days on market $97,800 Active 308 DOM
-
2026-08-29days on market $97,800 Active 307 DOM
-
2026-08-28days on market $97,800 Active 306 DOM
-
2026-08-27days on market $97,800 Active 305 DOM
-
2026-08-26days on market $97,800 Active 304 DOM
-
2026-08-25days on market $97,800 Active 303 DOM
-
2026-08-24days on market $97,800 Active 302 DOM
-
2026-08-23days on market $97,800 Active 301 DOM
-
2026-08-22days on market $97,800 Active 300 DOM
-
2026-08-21days on market $97,800 Active 299 DOM
-
2026-08-20days on market $97,800 Active 298 DOM
-
2026-08-19days on market $97,800 Active 297 DOM
-
2026-08-18days on market $97,800 Active 296 DOM
-
2026-08-17days on market $97,800 Active 295 DOM
-
2026-08-16days on market $97,800 Active 294 DOM
-
2026-08-15days on market $97,800 Active 293 DOM
-
2026-08-14days on market $97,800 Active 292 DOM
-
2026-08-13days on market $97,800 Active 291 DOM
-
2026-08-12days on market $97,800 Active 290 DOM
-
2026-08-11days on market $97,800 Active 289 DOM
-
2026-08-10days on market $97,800 Active 288 DOM
-
2026-08-09days on market $97,800 Active 287 DOM
-
2026-08-08days on market $97,800 Active 286 DOM
-
2026-08-07days on market $97,800 Active 285 DOM
-
2026-08-06days on market $97,800 Active 284 DOM
-
2026-08-05days on market $97,800 Active 283 DOM
-
2026-08-04days on market $97,800 Active 282 DOM
-
2026-08-03days on market $97,800 Active 281 DOM
-
2026-07-31days on market $97,800 Active 278 DOM
-
2026-07-30days on market $97,800 Active 277 DOM
-
2026-07-29days on market $97,800 Active 276 DOM
-
2026-07-27days on market $97,800 Active 274 DOM
-
2026-07-23days on market $97,800 Active 270 DOM
ⓘ 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.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $11,153
- − Mortgage interest
- −$5,478
- − Property taxes
- −$933
- − Insurance
- −$489
- − Repairs & maintenance
- −$892
- − Management
- −$892
- − HOA
- −$2,880
- − Depreciation
- −$2,845
- Taxable loss
- −$3,257
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$782
- After-tax cash flow
- $-864/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
75/100
Cosmetic rehab
Est. rehab $3,545–$10,635 screening
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 ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 54/100
Zoned Schools
Elementary
Woodvale Elementary School
C+
LA #76/646
Nat'l #8,415/41,679
Middle
L.j. Alleman Middle School
C+
LA #23/218
Nat'l #3,033/14,009
High
Lafayette High School
C-
LA #28/265
Nat'l #4,773/17,239
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
B
Composite livability gradescore 70/100
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 · 280,930 people
- City population
- 158,114
- Metro
- Lafayette, LA
- Population (ZIP)
- 28,643
- Household income
- $94,688
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
|
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| Advertising | 1 | $2B |
|
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Price history
+9.9% since first listed9 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%/yrLatest (2025): $933 · -1.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…