300 Lozes Ave #903 · Lafayette, LA 70508

$90,000

2 bd · 1.0 ba · 884 sqft · Townhouse public records · 78 Days on market

Built 1990 871 sqft lot $102/sqft · 7% below area Est $97k · 7% under $254/mo HOA · 21% of rent

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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 +22.0/30.0
• ARV discount +10.8/15.0
• 1% rule +8.8/10.0
• DSCR +7.0/10.0
• 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

Affordable Living in the center of it all. This charming condo has been thoughtfully updated with recent renovations that bring a fresh and modern feel to the space. Located in the heart of town, you'll enjoy quick access to shopping, dining, and entertainment while still having the comfort of a low maintenance home. This would make a great investment.

Key facts

• Low maintenance home
• Recent renovations
• Built 1990

Tags

• RECENT RENOVATIONS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO ENTERTAINMENT
• LOW MAINTENANCE HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% 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.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 is only 17% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 78 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.38% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 6.1

CMA / ARV

• ARV (median comp): $97,068
• List price: $90,000
• Delta: -7.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-7,462
• Equity at exit: $13,419

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-2,706
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$472
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$38
• HOA: −$254
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $144

Break-even live

Break-even rent $1,057

Max offer price $90,000

Occupancy floor 83%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	44d	1	0.26mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	21d	1	0.27mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	21d	1	0.27mi
112 Vieux Orleans Cir Unit C Lafayette, LA	2.0	1.0	900	$750	$0.83	13d	1	0.31mi
101 Vieux Orleans Cir Unit A Lafayette, LA	2.0	1.0	1000	$800	$0.80	44d	1	0.37mi
610 Pillette Rd #206 Lafayette, LA	2.0	2.0	856	$850	$0.99	44d	1	0.44mi
610 Pillette Rd #196 Lafayette, LA	1.0	1.0	625	$775	$1.24	44d	1	0.44mi
403 Fox Run Ave Apt 1 Lafayette, LA	2.0	2.0	1000	$975	$0.97	44d	1	0.50mi
221 Verot School Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,140	$1.41	13d	12	0.60mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,447	$1.36	13d	23	0.61mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	13d	22	0.63mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	21d	1	0.71mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,325	$1.43	13d	28	0.78mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$1,931	$1.55	13d	16	1.11mi
216 Al Pearson Dr Unit B Lafayette, LA	2.0	1.5	1000	$900	$0.90	44d	1	1.23mi
116 Rials Dr Unit B Lafayette, LA	2.0	2.0	1000	$775	$0.78	44d	1	1.26mi
300 Rials Dr Unit A Lafayette, LA	3.0	2.0	1000	$895	$0.90	44d	1	1.27mi
214 Rials Dr Unit B Lafayette, LA	1.0	1.0	650	$695	$1.07	44d	1	1.28mi
214 Rials Dr Unit A Lafayette, LA	1.0	1.0	650	$695	$1.07	13d	1	1.28mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,476	$1.44	13d	12	1.43mi
424 Failla Rd Unit B Lafayette, LA	2.0	1.5	1000	$800	$0.80	13d	1	1.50mi

HOA detail

• Monthly dues: $254 · $3,048/yr

Listing history 24 events

1. 2026-06-18
   days on market $90,000 Active 78 DOM
2. 2026-06-17
   days on market $90,000 Active 77 DOM
3. 2026-06-16
   days on market $90,000 Active 76 DOM
4. 2026-06-15
   days on market $90,000 Active 75 DOM
5. 2026-06-14
   days on market $90,000 Active 73 DOM
6. 2026-06-13
   days on market $90,000 Active 72 DOM
7. 2026-06-10
   days on market $90,000 Active 70 DOM
8. 2026-06-09
   days on market $90,000 Active 69 DOM
9. 2026-06-08
   days on market $90,000 Active 68 DOM
10. 2026-06-07
    days on market $90,000 Active 67 DOM
11. 2026-06-05
    pricedays on market $90,000 Active 64 DOM
12. 2026-06-03
    days on market $94,000 Active 63 DOM
13. 2026-06-02
    days on market $94,000 Active 62 DOM
14. 2026-06-01
    days on market $94,000 Active 61 DOM
15. 2026-05-31
    days on market $94,000 Active 60 DOM
16. 2026-05-30
    days on market $94,000 Active 59 DOM
17. 2026-05-19
    price $94,000 354-char remark

    Show marketing remark (354 chars)

    Affordable Living in the center of it all. This charming condo has been thoughtfully updated with recent renovations that bring a fresh and modern feel to the space. Located in the heart of town, you'll enjoy quick access to shopping, dining, and entertainment while still having the comfort of a low maintenance home. This would make a great investment.

18. 2026-04-01
    listed $95,000 Active 354-char remark

    Show marketing remark (354 chars)

    Affordable Living in the center of it all. This charming condo has been thoughtfully updated with recent renovations that bring a fresh and modern feel to the space. Located in the heart of town, you'll enjoy quick access to shopping, dining, and entertainment while still having the comfort of a low maintenance home. This would make a great investment.

19. 2025-06-09
    soldstatus $75,000
20. 2025-06-06
    soldstatus $78,000 Sold 362-char remark

    Show marketing remark (362 chars)

    Move in ready. Condo with front porch to relax and watch nature. Well kept complex at end of the road. Interior has good size rooms with lots of storage. Bathroom and kitchen have updates and one bedroom has walk in closet while other bedroom has a full wall that is the closet. Washer and dryer stays. Excellent purchase to live in and then lease in the future.

21. 2025-05-10
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Move in ready. Condo with front porch to relax and watch nature. Well kept complex at end of the road. Interior has good size rooms with lots of storage. Bathroom and kitchen have updates and one bedroom has walk in closet while other bedroom has a full wall that is the closet. Washer and dryer stays. Excellent purchase to live in and then lease in the future.

22. 2025-05-07
    listed $80,000 Active 362-char remark

    Show marketing remark (362 chars)

    Move in ready. Condo with front porch to relax and watch nature. Well kept complex at end of the road. Interior has good size rooms with lots of storage. Bathroom and kitchen have updates and one bedroom has walk in closet while other bedroom has a full wall that is the closet. Washer and dryer stays. Excellent purchase to live in and then lease in the future.

23. 2007-08-28
    soldstatus $79,500
24. 2007-07-06
    listed $79,500

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,865
• − Mortgage interest: −$5,041
• − Property taxes: −$860
• − Insurance: −$450
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − HOA: −$3,048
• − Depreciation: −$2,618
• Taxable income: $469
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,609/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

+18.2% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $94,000 AcadianaMLS
• 2026-04-01 Listed $95,000 AcadianaMLS
• 2025-06-09 Sold (Public Records) $75,000 Public Records
• 2025-06-06 Sold (MLS) $78,000 AcadianaMLS
• 2025-05-10 Pending — AcadianaMLS
• 2025-05-07 Listed $80,000 AcadianaMLS
• 2007-08-28 Sold (MLS) $79,500 AcadianaMLS
• 2007-07-06 Listed $79,500 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $860 · -1.1% YoY. Source: county tax records.