100 Ashland Park Dr · Lafayette, LA 70508

$272,000

4 bd · 2.0 ba · 2,214 sqft · SingleFamily public records · 86 Days on market

Built 1996 7,405 sqft lot $123/sqft · 12% below area Est $293k · 7% under

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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 +26.1/30.0
• ARV discount +10.7/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot conveniently located near River Ranch, shopping, schools, and restaurants. This move-in ready 4-bedroom home features an open dining and living room with a wall of windows providing plenty of natural light. The spacious fourth bedroom could also serve as a bonus room. Additional features include a floored attic for storage and a garage with a workbench and shelving. Enjoy the extended patio overlooking the fully fenced, landscaped backyard. Roof is 4 years old with new central AC, soffit, and gutters. Schedule your showing today. Seller will give $2,000 paint allowance with acceptable offer. AND there is a $2,000 preferred lender credit with acceptable offer as well.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $272k).
• Recommended offer: $256k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL).
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 43% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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 86 days — a 6% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $209k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.12% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $292,862
• List price: $272,000
• Delta: -7.12%
• 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
202 Ashland Park Dr	0.07mi	3/2.0 (-1)	2,125 (-4%)	1mo	$312,500	$147	84
295 Lark Dr	0.16mi	4/2.5	2,337 (+6%)	6mo	$225,000	$96	76
108 Eldridge Dr	0.15mi	3/2.0 (-1)	1,885 (-15%)	10mo	$290,000	$154	55
122 Thrush Loop	0.60mi	3/2.5 (-1)	2,156 (-3%)	8mo	$290,000	$135	54
207 Hearth St	0.41mi	4/3.0	2,441 (+10%)	9mo	$543,750	$223	52
200 Newtown Dr	0.41mi	4/4.0	2,363 (+7%)	13mo	$531,675	$225	51
205 Hearth St	0.41mi	3/2.0 (-1)	2,015 (-9%)	13mo	$469,999	$233	50
206 Porch View Dr	0.41mi	3/2.0 (-1)	2,005 (-9%)	14mo	$458,450	$229	48
130 Hathaway Dr	0.53mi	3/2.0 (-1)	2,000 (-10%)	12mo	$299,900	$150	44
210 Porch View Dr	0.41mi	3/3.0 (-1)	1,947 (-12%)	12mo	$415,000	$213	42
112 Brickell Way	0.75mi	3/2.0 (-1)	2,484 (+12%)	6mo	$725,000	$292	35
106 Brickell Way	0.73mi	3/2.5 (-1)	2,526 (+14%)	11mo	$849,000	$336	26

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-32,863
• Equity at exit: $40,556

10-year hold

• IRR: -6.2%
• Equity multiple: 0.63×
• Total profit: $-27,863
• Equity at exit: $23,518

Cash invested: $76,160 (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: 473
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,054 high
• Mortgage (P&I): −$1,426
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$113
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $257

Break-even live

Break-even rent $2,729

Max offer price $272,000

Occupancy floor 87%

Sensitivity live

Price	-10% $411	-5% $334	+0% $257	+5% $180	+10% $103
Rent	-10% $15	-5% $136	+0% $257	+5% $377	+10% $498
Rate	-1.0pp $394	-0.5pp $326	base $257	+0.5pp $186	+1.0pp $114

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	45d	1	0.02mi
404 E Martial Ave Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	0.03mi
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	46d	1	0.04mi
406 E Martial Ave Lafayette, LA	4.0	2.0	2017	$5,000	$2.48	45d	1	0.07mi
202 Student Ln Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	0.08mi
204 Student Ln Lafayette, LA	3.0	2.0	1976	$3,500	$1.77	45d	1	0.08mi
150 La Rue Vil Lafayette, LA	3.0	2.0	1650	$1,650	$1.00	15d	1	0.10mi
128 Pigeon Loop Lafayette, LA	4.0	3.0	2700	$2,200	$0.81	15d	1	0.25mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,875	$1.57	15d	15	0.38mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$2,342	$1.88	15d	16	0.44mi
119 Coconut Grove Cir Lafayette, LA	3.0	2.5	1600	$1,800	$1.12	45d	1	0.47mi
102 Orchard Park Ave Lafayette, LA	4.0	3.0	2464	$4,200	$1.70	15d	1	1.18mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	15d	23	1.23mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	22d	1	1.34mi
113 Templeton Dr Lafayette, LA	3.0	2.5	2050	$3,000	$1.46	45d	1	1.34mi
207 Summerland Key Ln Lafayette, LA	4.0	3.0	2018	$2,350	$1.16	46d	1	1.36mi
1003 Camellia Blvd Unit 200 Lafayette, LA	3.0	3.0	2550	$3,800	$1.49	45d	1	1.38mi
13 Heatherstone Dr Lafayette, LA	3.0	2.0	1995	$2,800	$1.40	22d	1	1.46mi
304 Renwood Cir Lafayette, LA	3.0	2.0	1761	$3,300	$1.87	22d	1	1.49mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $272,000 Pending 86 DOM
2. 2026-06-10
   days on market $272,000 Active 85 DOM
3. 2026-06-09
   days on market $272,000 Active 84 DOM
4. 2026-06-08
   days on market $272,000 Active 83 DOM
5. 2026-06-07
   days on market $272,000 Active 82 DOM
6. 2026-06-05
   days on market $272,000 Active 79 DOM
7. 2026-06-03
   days on market $272,000 Active 78 DOM
8. 2026-06-02
   days on market $272,000 Active 77 DOM
9. 2026-06-01
   days on market $272,000 Active 76 DOM
10. 2026-05-31
    days on market $272,000 Active 75 DOM
11. 2026-05-30
    days on market $272,000 Active 74 DOM
12. 2026-04-16
    price $272,000 686-char remark

    Show marketing remark (686 chars)

    Corner lot conveniently located near River Ranch, shopping, schools, and restaurants. This move-in ready 4-bedroom home features an open dining and living room with a wall of windows providing plenty of natural light. The spacious fourth bedroom could also serve as a bonus room. Additional features include a floored attic for storage and a garage with a workbench and shelving. Enjoy the extended patio overlooking the fully fenced, landscaped backyard. Roof is 4 years old with new central AC, soffit, and gutters. Schedule your showing today. Seller will give $2,000 paint allowance with acceptable offer. AND there is a $2,000 preferred lender credit with acceptable offer as well.

13. 2026-03-17
    listed $279,000 Active 686-char remark

    Show marketing remark (686 chars)

    Corner lot conveniently located near River Ranch, shopping, schools, and restaurants. This move-in ready 4-bedroom home features an open dining and living room with a wall of windows providing plenty of natural light. The spacious fourth bedroom could also serve as a bonus room. Additional features include a floored attic for storage and a garage with a workbench and shelving. Enjoy the extended patio overlooking the fully fenced, landscaped backyard. Roof is 4 years old with new central AC, soffit, and gutters. Schedule your showing today. Seller will give $2,000 paint allowance with acceptable offer. AND there is a $2,000 preferred lender credit with acceptable offer as well.

14. 2019-08-15
    soldstatus $209,000
15. 2019-08-12
    soldstatus $209,000 819-char remark

    Show marketing remark (819 chars)

    Nestled on a corner lot right in the middle of all that River Ranch, shopping, schools, and restaurants have to offer, this 4 bedroom house is move-in ready & now with BRAND NEW WOOD LAMINATE in the living/dining & master! This home boasts an open formal dining and living room plan with a wall of windows & tons of natural light. Recently updated with granite countertops, new sink, faucet, and brand new light fixtures, the kitchen is ready for the cook in your family. The fourth bedroom is MASSIVE & could easily serve as a bonus room. A floored attic provides additional storage, plus a workbench & shelving unit in the garage to help organize your tools. The serene backyard has an extended patio that looks out on the lushly landscaped and fully fenced back yard. Make your appointment today

16. 2018-11-05
    listed $209,000 819-char remark

    Show marketing remark (819 chars)

    Nestled on a corner lot right in the middle of all that River Ranch, shopping, schools, and restaurants have to offer, this 4 bedroom house is move-in ready & now with BRAND NEW WOOD LAMINATE in the living/dining & master! This home boasts an open formal dining and living room plan with a wall of windows & tons of natural light. Recently updated with granite countertops, new sink, faucet, and brand new light fixtures, the kitchen is ready for the cook in your family. The fourth bedroom is MASSIVE & could easily serve as a bonus room. A floored attic provides additional storage, plus a workbench & shelving unit in the garage to help organize your tools. The serene backyard has an extended patio that looks out on the lushly landscaped and fully fenced back yard. Make your appointment today

17. 2018-04-17
    listed $249,000
18. 2008-07-02
    soldstatus $216,000
19. 2008-07-02
    soldstatus
20. 2008-05-27
    listed $219,000

ⓘ 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: $2,278 · $190/mo
• Projected year-2 tax: $2,278 · $190/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 6/10 Major FEMA zone AE · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $36,648
• − Mortgage interest: −$15,236
• − Property taxes: −$2,278
• − Insurance: −$6,478
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − Depreciation: −$7,913
• Taxable loss: −$1,121
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $3,348/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

+24.2% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $272,000 AcadianaMLS
• 2026-03-17 Listed $279,000 AcadianaMLS
• 2019-08-15 Sold (Public Records) $209,000 Public Records
• 2019-08-12 Sold (MLS) $209,000 AcadianaMLS
• 2018-11-05 Listed $209,000 AcadianaMLS
• 2018-04-17 Listed $249,000 AcadianaMLS
• 2008-07-02 Sold (Public Records) — Public Records
• 2008-07-02 Sold (MLS) $216,000 AcadianaMLS
• 2008-05-27 Listed $219,000 AcadianaMLS

Property tax history

+5.6%/yr

Latest (2025): $2,278 · -1.1% YoY. Source: county tax records.