201 Settlers Trace Blvd Apt 1405 · Lafayette, LA 70508

$229,500

2 bd · 2.0 ba · 1,074 sqft · Townhouse public records · 162 Days on market

Built 2009 $214/sqft · 18% below area Est $279k · 18% under $459/mo HOA · 23% 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 +7.0/30.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about $1,750 closing cost or interest rate buy down incentive! This isn't just a condo in Lafayette, this is a lifestyle where convenience meets luxury in one of Lafayette's most prestigious and recognizable communities: River Ranch. Welcome to unit 1405 in building 1. Featuring two bedrooms and two full bathrooms, one being attached to the primary bedroom. Located on the 4th floor (no overhead units) through gated access, and yes, elevators that receive maintenance checks weekly! True walkability to shopping grocery, retail, and restaurants nearby. Assigned parking space in gated garage and located near the entry door to the elevator! Amenities also include community pool/spa area with grills and a business center complete with full a kitchen and seating off of the pool area. DETAILS: Move in ready: all kitchen appliances remain as well as the washer and dryer. NO carpet! Do you like the sectional couch? It can be yours for FREE. Both AC units replaced in 2021. Exterior windows replaced in 2025. Grills in pool area recently replaced. Water and garbage included in HOA. If you are looking for low maintenance and convenience, schedule a showing to see all that this condo offers!

Key facts

• Business center
• Gated access
• Community pool

Tags

• GATED ACCESS
• COMMUNITY POOL
• BUSINESS CENTER
• ASSIGNED PARKING SPACE
• TRUE WALKABILITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (11.6% below list).
• Recommended offer: $170k (25.9% 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 (+1.2%/yr); 464 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 162 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $185k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $169,950 (25.9% 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 162 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 9.4

CMA / ARV

• ARV (median comp): $279,054
• List price: $229,500
• Delta: -17.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Settlers Trace Blvd #2406	0.00mi	2/2.0	1,074 (0%)	11mo	$221,000	$206	91
201 Settlers Trace Blvd #2418	0.00mi	2/2.0	1,193 (+11%)	14mo	$225,000	$189	70
210 Long Plantation Blvd Unit K	0.51mi	2/2.0	1,087 (+1%)	13mo	$165,000	$152	63
111 Jo Mar Rd	0.28mi	2/2.5	1,227 (+14%)	12mo	$225,000	$183	52
1400 E Bayou Pkwy Unit 2d	0.60mi	2/2.5	1,232 (+15%)	11mo	$155,000	$126	36

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.04×
• Total profit: $-61,961
• Equity at exit: $34,219

10-year hold

• IRR: -42.3%
• Equity multiple: -0.47×
• Total profit: $-94,653
• Equity at exit: $19,843

Cash invested: $64,260 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$96
• HOA: −$459
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-337

Break-even live

Break-even rent $2,455

Max offer price $169,950

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-272	+0% $-337	+5% $-402	+10% $-467
Rent	-10% $-497	-5% $-417	+0% $-337	+5% $-257	+10% $-177
Rate	-1.0pp $-222	-0.5pp $-279	base $-337	+0.5pp $-397	+1.0pp $-457

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	14d	12	0.01mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	14d	1	0.22mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	44d	1	0.22mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	22d	1	0.26mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	44d	1	0.29mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	44d	1	0.29mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	44d	1	0.33mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	22d	1	0.33mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	44d	1	0.33mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	44d	1	0.46mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	14d	16	0.51mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	14d	10	0.52mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,305	$1.25	14d	5	0.54mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	44d	1	0.64mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	44d	1	0.70mi
2314 Kaliste Saloom Rd Lafayette, LA	1.0–2.0	1.0–2.0	704	$1,150	$1.63	14d	20	0.73mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	14d	28	0.85mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	14d	16	0.89mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	14d	23	0.93mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,600	$1.45	14d	10	1.04mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,505	$1.26	14d	15	1.05mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	44d	1	1.12mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	44d	1	1.24mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$1,670	$1.63	22d	15	1.39mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	22d	1	1.46mi
102 Perth PL Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	22d	1	1.48mi

HOA detail

• Monthly dues: $459 · $5,508/yr
• Likely covers: watertrashpoolsecurityparking

Listing history 22 events

1. 2026-06-18
   days on market $229,500 Active 162 DOM
2. 2026-06-17
   days on market $229,500 Active 161 DOM
3. 2026-06-16
   days on market $229,500 Active 160 DOM
4. 2026-06-15
   days on market $229,500 Active 159 DOM
5. 2026-06-14
   days on market $229,500 Active 157 DOM
6. 2026-06-13
   pricedays on market $229,500 Active 156 DOM
7. 2026-06-10
   days on market $235,000 Active 154 DOM
8. 2026-06-09
   days on market $235,000 Active 153 DOM
9. 2026-06-08
   days on market $235,000 Active 152 DOM
10. 2026-06-07
    days on market $235,000 Active 151 DOM
11. 2026-06-05
    days on market $235,000 Active 148 DOM
12. 2026-06-03
    days on market $235,000 Active 147 DOM
13. 2026-06-02
    days on market $235,000 Active 146 DOM
14. 2026-06-01
    days on market $235,000 Active 145 DOM
15. 2026-05-31
    days on market $235,000 Active 144 DOM
16. 2026-05-30
    days on market $235,000 Active 143 DOM
17. 2026-01-07
    listed $235,000 Active 1199-char remark

    Show marketing remark (1199 chars)

    Ask about $1,750 closing cost or interest rate buy down incentive! This isn't just a condo in Lafayette, this is a lifestyle where convenience meets luxury in one of Lafayette's most prestigious and recognizable communities: River Ranch. Welcome to unit 1405 in building 1. Featuring two bedrooms and two full bathrooms, one being attached to the primary bedroom. Located on the 4th floor (no overhead units) through gated access, and yes, elevators that receive maintenance checks weekly! True walkability to shopping grocery, retail, and restaurants nearby. Assigned parking space in gated garage and located near the entry door to the elevator! Amenities also include community pool/spa area with grills and a business center complete with full a kitchen and seating off of the pool area. DETAILS: Move in ready: all kitchen appliances remain as well as the washer and dryer. NO carpet! Do you like the sectional couch? It can be yours for FREE. Both AC units replaced in 2021. Exterior windows replaced in 2025. Grills in pool area recently replaced. Water and garbage included in HOA. If you are looking for low maintenance and convenience, schedule a showing to see all that this condo offers!

18. 2018-08-23
    soldstatus $185,000
19. 2018-08-22
    soldstatus $185,000 736-char remark

    Show marketing remark (736 chars)

    Condo living at its best located in the heart of River Ranch at Mainstreet! This meticulously maintained one owner condo is located on the top floor. Great location minutes away from the beautiful pool, hot tub and grill area, club house and business center for Mainstreet residents. This low maintenance unit boasts 2 bedrooms and 2 baths with a split floor plan. The entry leads to an open and light filled dining, living area and kitchen with tall ceilings. The kitchen features slab granite countertops and stainless appliances. The refrigerator is included! Majority of furniture and decorative accessories can be purchased separately. Relax and enjoy the wonderful views of an adjacent park and gazebo or an amazing sunset.

20. 2018-05-10
    listed $190,000 736-char remark

    Show marketing remark (736 chars)

    Condo living at its best located in the heart of River Ranch at Mainstreet! This meticulously maintained one owner condo is located on the top floor. Great location minutes away from the beautiful pool, hot tub and grill area, club house and business center for Mainstreet residents. This low maintenance unit boasts 2 bedrooms and 2 baths with a split floor plan. The entry leads to an open and light filled dining, living area and kitchen with tall ceilings. The kitchen features slab granite countertops and stainless appliances. The refrigerator is included! Majority of furniture and decorative accessories can be purchased separately. Relax and enjoy the wonderful views of an adjacent park and gazebo or an amazing sunset.

21. 2009-10-09
    soldstatus $185,000
22. 2009-08-14
    listed $197,200

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,344
• − Mortgage interest: −$12,856
• − Property taxes: −$2,179
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$5,508
• − Depreciation: −$6,676
• Taxable loss: −$7,918
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-2,145/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+19.2% since first listed

6 events — show timeline

• 2026-01-07 Listed $235,000 AcadianaMLS
• 2018-08-23 Sold (Public Records) $185,000 Public Records
• 2018-08-22 Sold (MLS) $185,000 AcadianaMLS
• 2018-05-10 Listed $190,000 AcadianaMLS
• 2009-10-09 Sold (MLS) $185,000 AcadianaMLS
• 2009-08-14 Listed $197,200 AcadianaMLS

Property tax history

+3.7%/yr

Latest (2025): $2,179 · -1.1% YoY. Source: county tax records.