202 Walter Dr · Lafayette, LA 70501

$159,000

4 bd · 2.5 ba · 1,718 sqft · SingleFamily public records · 167 Days on market

Built 1976 10,454 sqft lot Est $201k · 21% under

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this newly renovated 4-bedroom, 2-bath home offering 1,800 sq ft of stylish living space. Enjoy crown molding throughout, durable vinyl plank and tile flooring, and charming exposed brick walls in the living area. The open floor plan provides a spacious feel for everyday living and entertaining. Outside, a fully fenced backyard with chain link fencing adds privacy and functionality. Open parking is available. Convenient layout and modern updates make this home move-in ready.

Key facts

• Exposed brick walls
• Open floor plan
• Crown molding

Tags

• NEWLY RENOVATED
• CROWN MOLDING
• VINYL PLANK FLOORING
• EXPOSED BRICK WALLS
• OPEN FLOOR PLAN
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Evangeline Elementary School (math 20% / reading 33%, grade F, #372 of 646 statewide, top 58%, 613 students, 84% FRL); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 247 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $1,856/mo this rent would consume 67% of the median local household income ($33k/yr) (locally 2089% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $201,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Walter Dr	0.00mi	4/2.5	1,800 (+5%)	1mo	$169,000	$94	91
221 Buick St	0.26mi	3/2.0 (-1)	1,764 (+3%)	9mo	$209,999	$119	69
211 Walter Dr	0.03mi	3/2.5 (-1)	1,941 (+13%)	12mo	$161,000	$83	62
102 Kingswood Dr	0.53mi	3/2.0 (-1)	1,775 (+3%)	4mo	$215,000	$121	59
204 Paulman Dr	0.60mi	3/2.0 (-1)	1,752 (+2%)	6mo	$211,000	$120	56
106 Kingswood Dr	0.55mi	3/2.0 (-1)	1,576 (-8%)	2mo	$169,000	$107	51
112 Kingswood Dr	0.59mi	3/2.0 (-1)	1,800 (+5%)	10mo	$210,000	$117	49
2830 Louisiana Ave #20	0.31mi	3/2.0 (-1)	1,500 (-13%)	12mo	$146,000	$97	47
108 Polaris Dr	0.66mi	3/2.0 (-1)	1,800 (+5%)	13mo	$180,000	$100	43
210 Ginger St	0.60mi	4/2.0	1,600 (-7%)	18mo	$115,000	$72	43
315 Begnaud Dr	0.67mi	3/2.0 (-1)	1,876 (+9%)	10mo	$225,000	$120	38
115 Pine Peak Dr	0.64mi	3/2.0 (-1)	1,616 (-6%)	21mo	$231,000	$143	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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.29×
• Total profit: $12,740
• Equity at exit: $23,707

10-year hold

• IRR: 19.7%
• Equity multiple: 2.97×
• Total profit: $87,716
• Equity at exit: $13,747

Cash invested: $44,520 (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 70501

• Rents YoY: 7.3%
• Active inventory: 247
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$834
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $472

Break-even live

Break-even rent $1,258

Max offer price $159,000

Occupancy floor 70%

Sensitivity live

Price	-10% $562	-5% $517	+0% $472	+5% $427	+10% $382
Rent	-10% $325	-5% $399	+0% $472	+5% $545	+10% $619
Rate	-1.0pp $552	-0.5pp $512	base $472	+0.5pp $431	+1.0pp $389

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	14d	1	0.58mi
215 Peggy St Lafayette, LA	3.0	2.0	1100	$1,100	$1.00	22d	1	0.58mi
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	14d	1	0.89mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	14d	1	1.17mi
816 Martin Luther King Jr Dr Lafayette, LA	4.0	2.0	1453	$1,450	$1.00	22d	1	1.29mi
315 Sidney Martin Rd Unit 1 Lafayette, LA	3.0	1.5	1218	$1,400	$1.15	22d	1	1.44mi

Listing history 15 events

1. 2026-03-09
   status Pending
2. 2026-02-24
   status Active
3. 2026-01-12
   status Pending
4. 2025-12-16
   status Active
5. 2025-12-16
   price $159,000
6. 2025-12-11
   status Pending
7. 2025-11-10
   status Active
8. 2025-10-31
   price $164,000
9. 2025-09-18
   price $165,000
10. 2025-08-25
    price $169,000
11. 2025-07-28
    listed $175,000 Active
12. 2024-01-08
    price $137,000
13. 2023-12-29
    listed $140,000
14. 2023-10-24
    price $145,000
15. 2023-09-01
    listed $150,000 Active

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,126 · $94/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,267
• − Mortgage interest: −$8,906
• − Property taxes: −$1,126
• − Insurance: −$795
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$4,625
• Taxable income: $3,252
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $4,884/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): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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 Black (73%)
• Race & ethnicity: Black 73% White 18% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▼ -108.63%
• Current HPI: 81.2963
• Rent YoY: ▲ 7.35%
• 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

+6.0% since first listed

15 events — show timeline

• 2026-03-09 Pending — AcadianaMLS
• 2026-02-24 Relisted — AcadianaMLS
• 2026-01-12 Pending — AcadianaMLS
• 2025-12-16 Relisted — AcadianaMLS
• 2025-12-16 Price Changed $159,000 AcadianaMLS
• 2025-12-11 Pending — AcadianaMLS
• 2025-11-10 Relisted — AcadianaMLS
• 2025-10-31 Price Changed $164,000 AcadianaMLS
• 2025-09-18 Price Changed $165,000 AcadianaMLS
• 2025-08-25 Price Changed $169,000 AcadianaMLS
• 2025-07-28 Listed $175,000 AcadianaMLS
• 2024-01-08 Price Changed $137,000 AcadianaMLS
• 2023-12-29 Listed $140,000 AcadianaMLS
• 2023-10-24 Price Changed $145,000 AcadianaMLS
• 2023-09-01 Listed $150,000 AcadianaMLS

Property tax history

+27.0%/yr

Latest (2025): $1,126 · -1.1% YoY. Source: county tax records.