108 Avalon St · Lafayette, LA 70508

$220,000

4 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 550 Days on market

Built 1961 0.41 ac lot $119/sqft · 72% above area

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

NEW METAL ROOF INSTALLED AS OF AUGUST 2025!! This duplex is in excellent condition. It is brick on slab construction, central heat and air, each unit has 2 bedrooms and 1 bath. Good closet space. Each kitchen has a refrigerator and a gas range, There are ceramic tile floors throughout - NO CARPET! Each unit has a single carport. The large utility room includes washer and dryer connections and is accessible in the carport. Currently Unit 1 and Unit 2 each lease for $900. The units are individually metered. DO NOT disturb the tenants. There are no showings appointments until the property is pending. If you want to make an offer to purchase, please include this clause: ''this offer is contingent upon visual inspection satisfactory to the purchaser''. Once the offer is perfected into a contract, and you do inspections, if you are not pleased with what you see, evoke the clause and cancel the contract. But you won't, because this is a well built opportunity.

Key facts

• Central heat and air
• Individually metered
• Single carport

Tags

• BRICK ON SLAB CONSTRUCTION
• CENTRAL HEAT AND AIR
• REFRIGERATOR AND A GAS RANGE
• SINGLE CARPORT
• INDIVIDUALLY METERED

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive. Per door: $201/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 31% 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 $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 550 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $139k; list at $220k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 550 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.02% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $137,913
• List price: $220,000
• Delta: 59.52%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,046
• Equity at exit: $32,803

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,947
• Equity at exit: $19,022

Cash invested: $61,600 (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: 16.4×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $402

Break-even live

Break-even rent $1,731

Max offer price $220,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,238
Total (2 units)			$2,239

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Avalon St Lafayette, LA	3.0	2.0	1895	$1,800	$0.95	43d	1	0.05mi
502 Highland Oaks Ln Unit A Lafayette, LA	3.0	2.5	1500	$2,750	$1.83	43d	1	0.46mi
404 Sparrowhawk St Broussard, LA	3.0	2.0	1825	$2,200	$1.21	13d	1	0.87mi
304 Barataria Bay Pt Lafayette, LA	3.0	2.5	1712	$1,800	$1.05	43d	1	0.90mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	13d	1	0.93mi
207 Harbor Bend Blvd Lafayette, LA	3.0	2.0	1650	$1,595	$0.97	43d	1	1.07mi
102 Orchard Park Ave Lafayette, LA	4.0	3.0	2464	$4,200	$1.70	13d	1	1.13mi
207 Summerland Key Ln Lafayette, LA	4.0	3.0	2018	$2,350	$1.16	44d	1	1.36mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	13d	23	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $220,000 Active 550 DOM
2. 2026-06-17
   days on market $220,000 Active 549 DOM
3. 2026-06-16
   days on market $220,000 Active 548 DOM
4. 2026-06-15
   days on market $220,000 Active 547 DOM
5. 2026-06-14
   days on market $220,000 Active 545 DOM
6. 2026-06-13
   days on market $220,000 Active 544 DOM
7. 2026-06-10
   days on market $220,000 Active 542 DOM
8. 2026-06-09
   days on market $220,000 Active 541 DOM
9. 2026-06-08
   days on market $220,000 Active 540 DOM
10. 2026-06-07
    days on market $220,000 Active 539 DOM
11. 2026-06-05
    days on market $220,000 Active 536 DOM
12. 2026-06-03
    days on market $220,000 Active 535 DOM
13. 2026-06-02
    days on market $220,000 Active 534 DOM
14. 2026-06-01
    days on market $220,000 Active 533 DOM
15. 2026-05-31
    days on market $220,000 Active 532 DOM
16. 2026-05-30
    days on market $220,000 Active 531 DOM
17. 2025-12-12
    status Active 969-char remark

    Show marketing remark (969 chars)

    NEW METAL ROOF INSTALLED AS OF AUGUST 2025!! This duplex is in excellent condition. It is brick on slab construction, central heat and air, each unit has 2 bedrooms and 1 bath. Good closet space. Each kitchen has a refrigerator and a gas range, There are ceramic tile floors throughout - NO CARPET! Each unit has a single carport. The large utility room includes washer and dryer connections and is accessible in the carport. Currently Unit 1 and Unit 2 each lease for $900. The units are individually metered. DO NOT disturb the tenants. There are no showings appointments until the property is pending. If you want to make an offer to purchase, please include this clause: ''this offer is contingent upon visual inspection satisfactory to the purchaser''. Once the offer is perfected into a contract, and you do inspections, if you are not pleased with what you see, evoke the clause and cancel the contract. But you won't, because this is a well built opportunity.

18. 2025-08-04
    price $220,000 969-char remark

    Show marketing remark (969 chars)

    NEW METAL ROOF INSTALLED AS OF AUGUST 2025!! This duplex is in excellent condition. It is brick on slab construction, central heat and air, each unit has 2 bedrooms and 1 bath. Good closet space. Each kitchen has a refrigerator and a gas range, There are ceramic tile floors throughout - NO CARPET! Each unit has a single carport. The large utility room includes washer and dryer connections and is accessible in the carport. Currently Unit 1 and Unit 2 each lease for $900. The units are individually metered. DO NOT disturb the tenants. There are no showings appointments until the property is pending. If you want to make an offer to purchase, please include this clause: ''this offer is contingent upon visual inspection satisfactory to the purchaser''. Once the offer is perfected into a contract, and you do inspections, if you are not pleased with what you see, evoke the clause and cancel the contract. But you won't, because this is a well built opportunity.

19. 2025-03-19
    status Active 969-char remark

    Show marketing remark (969 chars)

    NEW METAL ROOF INSTALLED AS OF AUGUST 2025!! This duplex is in excellent condition. It is brick on slab construction, central heat and air, each unit has 2 bedrooms and 1 bath. Good closet space. Each kitchen has a refrigerator and a gas range, There are ceramic tile floors throughout - NO CARPET! Each unit has a single carport. The large utility room includes washer and dryer connections and is accessible in the carport. Currently Unit 1 and Unit 2 each lease for $900. The units are individually metered. DO NOT disturb the tenants. There are no showings appointments until the property is pending. If you want to make an offer to purchase, please include this clause: ''this offer is contingent upon visual inspection satisfactory to the purchaser''. Once the offer is perfected into a contract, and you do inspections, if you are not pleased with what you see, evoke the clause and cancel the contract. But you won't, because this is a well built opportunity.

20. 2025-03-17
    status Pending 969-char remark

    Show marketing remark (969 chars)

    NEW METAL ROOF INSTALLED AS OF AUGUST 2025!! This duplex is in excellent condition. It is brick on slab construction, central heat and air, each unit has 2 bedrooms and 1 bath. Good closet space. Each kitchen has a refrigerator and a gas range, There are ceramic tile floors throughout - NO CARPET! Each unit has a single carport. The large utility room includes washer and dryer connections and is accessible in the carport. Currently Unit 1 and Unit 2 each lease for $900. The units are individually metered. DO NOT disturb the tenants. There are no showings appointments until the property is pending. If you want to make an offer to purchase, please include this clause: ''this offer is contingent upon visual inspection satisfactory to the purchaser''. Once the offer is perfected into a contract, and you do inspections, if you are not pleased with what you see, evoke the clause and cancel the contract. But you won't, because this is a well built opportunity.

21. 2024-11-21
    listed $210,000 Active 969-char remark

    Show marketing remark (969 chars)

    NEW METAL ROOF INSTALLED AS OF AUGUST 2025!! This duplex is in excellent condition. It is brick on slab construction, central heat and air, each unit has 2 bedrooms and 1 bath. Good closet space. Each kitchen has a refrigerator and a gas range, There are ceramic tile floors throughout - NO CARPET! Each unit has a single carport. The large utility room includes washer and dryer connections and is accessible in the carport. Currently Unit 1 and Unit 2 each lease for $900. The units are individually metered. DO NOT disturb the tenants. There are no showings appointments until the property is pending. If you want to make an offer to purchase, please include this clause: ''this offer is contingent upon visual inspection satisfactory to the purchaser''. Once the offer is perfected into a contract, and you do inspections, if you are not pleased with what you see, evoke the clause and cancel the contract. But you won't, because this is a well built opportunity.

22. 2017-09-29
    soldstatus $139,285 74-char remark

    Show marketing remark (74 chars)

    Great rental income! Live in one side and rent the other side to pay note!

23. 2017-08-10
    listed $155,000 74-char remark

    Show marketing remark (74 chars)

    Great rental income! Live in one side and rent the other side to pay note!

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,868
• − Mortgage interest: −$12,323
• − Property taxes: −$1,461
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$6,400
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $4,512/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

+41.9% since first listed

7 events — show timeline

• 2025-12-12 Relisted — AcadianaMLS
• 2025-08-04 Price Changed $220,000 AcadianaMLS
• 2025-03-19 Relisted — AcadianaMLS
• 2025-03-17 Pending — AcadianaMLS
• 2024-11-21 Listed $210,000 AcadianaMLS
• 2017-09-29 Sold (MLS) $139,285 AcadianaMLS
• 2017-08-10 Listed $155,000 AcadianaMLS

Property tax history

+8.3%/yr

Latest (2025): $1,461 · -1.1% YoY. Source: county tax records.