610 Pillette Rd #194 · Lafayette, LA 70508

$70,000

1 bd · 1.0 ba · 625 sqft · SingleFamily public records · 31 Days on market

Built 1983 0.50 ac lot $95/mo HOA · 11% of rent ↓ 7% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

Key facts

• Walk-in closet
• In-unit laundry
• Updated flooring

Tags

• CEDAR CREEK CONDO
• WALK-IN CLOSET
• UPDATED FLOORING
• UPDATED SHOWER
• IN-UNIT LAUNDRY
• KITCHEN APPLIANCES INCLUDED

Property features AI

Finance

• Other: Directions available: From Pinhook, right on Verot School Road, left on Pillette Road, go to the end - turn right into parking lot.
• HOA & community: Monthly association fee of $95; Association covers grounds maintenance, insurance, pest control, and trash

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric
• Home design: Single family residence / Condominium; Paved road frontage
• Construction: Brick veneer and vinyl siding with frame construction; Composition roof
• Exterior features: Balcony; Exterior lighting

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Katharine Drexel Elementary School (math 34% / reading 57%, grade D-, #169 of 646 statewide, top 27%, 646 students, 69% FRL); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% 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); 464 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent is only 12% 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 $484 of loan paydown is wiped out by about $2k 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 31 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-2,481
• Equity at exit: $10,437

10-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $5,243
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$29
• HOA: −$95
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $163

Break-even live

Break-even rent $678

Max offer price $70,000

Occupancy floor 77%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Pillette Rd #196 Lafayette, LA	1.0	1.0	625	$775	$1.24	43d	1	0.03mi
221 Verot School Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$814	$1.01	13d	12	0.57mi
704 Bonin Rd Apt C Lafayette, LA	1.0	1.0	400	$675	$1.69	43d	1	0.86mi
214 Rials Dr Unit A Lafayette, LA	1.0	1.0	650	$695	$1.07	13d	1	0.86mi
214 Rials Dr Unit B Lafayette, LA	1.0	1.0	650	$695	$1.07	43d	1	0.86mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$775	$0.96	13d	22	0.94mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,208	$1.14	13d	23	1.07mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,010	$1.09	13d	28	1.25mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: trashlandscaping

Listing history 25 events

1. 2026-06-18
   days on market $70,000 Active 31 DOM
2. 2026-06-17
   days on market $70,000 Active 30 DOM
3. 2026-06-16
   days on market $70,000 Active 29 DOM
4. 2026-06-15
   days on market $70,000 Active 28 DOM
5. 2026-06-14
   days on market $70,000 Active 26 DOM
6. 2026-06-13
   days on market $70,000 Active 25 DOM
7. 2026-06-10
   days on market $70,000 Active 23 DOM
8. 2026-06-09
   days on market $70,000 Active 22 DOM
9. 2026-06-08
   days on market $70,000 Active 21 DOM
10. 2026-06-07
    days on market $70,000 Active 20 DOM
11. 2026-06-05
    days on market $70,000 Active 17 DOM
12. 2026-06-03
    days on market $70,000 Active 16 DOM
13. 2026-06-02
    days on market $70,000 Active 15 DOM
14. 2026-06-01
    days on market $70,000 Active 14 DOM
15. 2026-05-31
    days on market $70,000 Active 13 DOM
16. 2026-05-30
    days on market $70,000 Active 12 DOM
17. 2026-05-18
    listed $70,000 Active
18. 2025-03-07
    listed $70,000 Active
19. 2023-07-13
    soldstatus $65,000 Sold 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

20. 2023-06-21
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

21. 2023-06-16
    price $69,500 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

22. 2023-03-22
    status Active 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

23. 2023-03-21
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

24. 2022-12-15
    price $72,000 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

25. 2022-11-30
    listed $75,000 Active 540-char remark

    Show marketing remark (540 chars)

    Condo For Sale in Lafayette! This clean and well-maintained 1 bed/1 bath Cedar Creek Condo has been updated and is perfect for any investor or 1st time buyer. This end-unit condo features a very functional layout, walk-in closet, updated flooring, updated shower, and has in-unit laundry (comes with a washer & dryer). All kitchen appliances will be included as well! HOA is $95/month and covers the exterior insurance, pest control, grounds keeping, and trash disposal. No flood insurance required! Call for your private showing today!

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $531 · $44/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: $10,606
• − Mortgage interest: −$3,921
• − Property taxes: −$531
• − Insurance: −$350
• − Repairs & maintenance: −$849
• − Management: −$849
• − HOA: −$1,140
• − Depreciation: −$2,036
• Taxable income: $931
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $1,729/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: 17,263
• 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

-6.7% since first listed

9 events — show timeline

• 2026-05-18 Listed $70,000 AcadianaMLS
• 2025-03-07 Listed $70,000 AcadianaMLS
• 2023-07-13 Sold (MLS) $65,000 AcadianaMLS
• 2023-06-21 Pending — AcadianaMLS
• 2023-06-16 Price Changed $69,500 AcadianaMLS
• 2023-03-22 Relisted — AcadianaMLS
• 2023-03-21 Pending — AcadianaMLS
• 2022-12-15 Price Changed $72,000 AcadianaMLS
• 2022-11-30 Listed $75,000 AcadianaMLS

Property tax history

+23.4%/yr

Latest (2025): $531 · -1.1% YoY. Source: county tax records.