206 Southfield Pkwy #206 · Lafayette, LA 70506

$144,500

3 bd · 1.5 ba · 1,280 sqft · SingleFamily · 122 Days on market

Built 1986 Good condition 1,742 sqft lot $113/sqft · at area comps Est $139k · at est. $72/mo HOA · 4% of rent ↓ 2% since listing

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• ARV discount +5.8/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move in ready beautifully remodeled townhome! This 3 bedroom beauty checks all the boxes: no carpet, new roof, granite counters, dual vanities, laundry upstairs where all the clothes actually come from, new siding and neutral paint throughout. The downstairs bedroom would make a great office or home gym if a third bedroom is not needed. Upstairs the two bedrooms are on either side of the bathroom with separate sinks for each bedroom. All three bedrooms are very spacious! Private fenced in back patio with storage and assigned parking. Make your appointment today.

Key facts

• New siding
• Remodeled townhome
• Dual vanities

Tags

• REMODELED TOWNHOME
• NEW ROOF
• GRANITE COUNTERS
• DUAL VANITIES
• LAUNDRY UPSTAIRS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $144k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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); 413 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $999 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.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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 $127,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (median comp): $139,130
• List price: $144,500
• Delta: 3.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Southfield Pkwy	0.00mi	3/1.5	1,280 (0%)	0mo	$126,000	$98	100
185 Southfield Pkwy	0.05mi	3/1.5	1,350 (+6%)	1mo	$140,000	$104	88
119 Hummingbird Ln	0.16mi	3/2.0	1,211 (-5%)	7mo	$155,000	$128	76
129 Hummingbird Ln	0.13mi	2/2.0 (-1)	1,173 (-8%)	2mo	$150,000	$128	71
113 Hummingbird Ln	0.17mi	3/2.0	1,405 (+10%)	4mo	$155,000	$110	70
113 Wakely Ct	0.37mi	3/2.0	1,356 (+6%)	1mo	$227,077	$167	70
171 Southfield Pkwy	0.07mi	2/1.5 (-1)	1,098 (-14%)	7mo	$135,000	$123	62
138 Brattle Ct	0.46mi	3/2.0	1,356 (+6%)	7mo	$227,710	$168	61
116 Brattle Ct	0.47mi	3/2.0	1,356 (+6%)	8mo	$225,093	$166	60
201 Wakely Ct	0.37mi	3/2.0	1,463 (+14%)	2mo	$237,940	$163	55
205 Brattle Ct	0.46mi	3/2.0	1,463 (+14%)	0mo	$237,365	$162	52
128 Brattle Ct	0.41mi	3/2.0	1,463 (+14%)	11mo	$234,430	$160	46

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,060
• Equity at exit: $21,545

10-year hold

• IRR: 6.4%
• Equity multiple: 1.51×
• Total profit: $20,548
• Equity at exit: $12,494

Cash invested: $40,460 (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: 413
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$758
• Tax est. 1.5%: −$181 /mo · $2,168/yr
• Insurance: −$60
• HOA: −$72
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $226

Break-even live

Break-even rent $1,355

Max offer price $144,500

Occupancy floor 81%

Sensitivity live

Price	-10% $326	-5% $276	+0% $226	+5% $176	+10% $126
Rent	-10% $97	-5% $161	+0% $226	+5% $291	+10% $356
Rate	-1.0pp $299	-0.5pp $263	base $226	+0.5pp $189	+1.0pp $151

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	15d	1	0.12mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	15d	25	0.14mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	45d	1	0.17mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	45d	1	0.25mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	22d	1	0.28mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	22d	1	0.31mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	15d	1	0.35mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	22d	1	0.45mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	22d	1	0.45mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	15d	126	0.64mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	22d	1	0.69mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	15d	20	0.71mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	22d	1	0.76mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	15d	34	0.82mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	22d	1	1.01mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	22d	1	1.22mi
1200 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	965	$1,674	$1.73	15d	18	1.43mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,802	$1.70	15d	17	1.47mi

HOA detail

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

Listing history 8 events

1. 2026-06-05
   statusdays on market $144,500 Pending 122 DOM
2. 2026-06-03
   days on market $144,500 Contingent (Show) 121 DOM
3. 2026-06-02
   days on market $144,500 Contingent (Show) 120 DOM
4. 2026-06-01
   days on market $144,500 Contingent (Show) 119 DOM
5. 2026-05-31
   days on market $144,500 Contingent (Show) 118 DOM
6. 2026-05-30
   days on market $144,500 Contingent (Show) 117 DOM
7. 2026-03-25
   price $144,500 584-char remark

   Show marketing remark (584 chars)

   Welcome to this move in ready beautifully remodeled townhome! This 3 bedroom beauty checks all the boxes: no carpet, new roof, granite counters, dual vanities, laundry upstairs where all the clothes actually come from, new siding and neutral paint throughout. The downstairs bedroom would make a great office or home gym if a third bedroom is not needed. Upstairs the two bedrooms are on either side of the bathroom with separate sinks for each bedroom. All three bedrooms are very spacious! Private fenced in back patio with storage and assigned parking. Make your appointment today.

8. 2026-01-31
   listed $147,000 Active 584-char remark

   Show marketing remark (584 chars)

   Welcome to this move in ready beautifully remodeled townhome! This 3 bedroom beauty checks all the boxes: no carpet, new roof, granite counters, dual vanities, laundry upstairs where all the clothes actually come from, new siding and neutral paint throughout. The downstairs bedroom would make a great office or home gym if a third bedroom is not needed. Upstairs the two bedrooms are on either side of the bathroom with separate sinks for each bedroom. All three bedrooms are very spacious! Private fenced in back patio with storage and assigned parking. Make your appointment today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,700
• − Mortgage interest: −$8,094
• − Property taxes: −$2,168
• − Insurance: −$722
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$864
• − Depreciation: −$4,204
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,597/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready townhome has been beautifully remodeled with new siding, roof, and interior finishes. It offers a good balance of updates and maintenance, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace countertops with quartz or granite — Quartz or granite countertops can add value and improve the kitchen's appearance.
• Both Install new flooring in bathrooms — New flooring can improve the bathrooms' appearance and functionality.
• Both Add smart home features — Smart home features can increase the home's appeal and marketability.
• Both Upgrade lighting fixtures — Upgraded lighting fixtures can improve the home's ambiance and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace countertops with quartz or granite — Quartz or granite countertops can add value and improve the kitchen's appearance. ↑
• Both Install new flooring in bathrooms — New flooring can improve the bathrooms' appearance and functionality. ↑
• Both Add smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Upgrade lighting fixtures — Upgraded lighting fixtures can improve the home's ambiance and energy efficiency. ↑

ⓘ 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

• 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

-1.7% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $144,500 AcadianaMLS
• 2026-01-31 Listed $147,000 AcadianaMLS