207 Macon Rd · Lafayette, LA 70506

$115,000

3 bd · 2.0 ba · 961 sqft · SingleFamily public records

Built 1970 0.50 ac lot Est $122k · 6% 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 +24.9/30.0
• ARV discount +10.1/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLOSE TO USL - SHOPPING. MAJOR HIGHWAYS, GOOD SCHOOL DISTRICT. EXCELENT INVESTMENT - LEASED THRU 11/30/95 FOR $375/MONTH.

Key facts

• 0.5 acre lot
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.9% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 413 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 32y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $115,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $122,047
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Woodrow St	0.38mi	2/1.0 (-1)	971 (+1%)	1mo	$123,000	$127	70
113 Saint Jules St	0.14mi	3/1.0	1,071 (+11%)	4mo	$130,000	$121	67
216 Longview Dr	0.23mi	2/1.0 (-1)	930 (-3%)	14mo	$125,000	$134	63
202 Adelma St	0.05mi	2/1.0 (-1)	850 (-12%)	8mo	$116,000	$136	62
121 Woodrow St	0.38mi	2/1.0 (-1)	949 (-1%)	21mo	$62,500	$66	54
614 W Saint Louis St	0.73mi	2/1.0 (-1)	1,014 (+6%)	2mo	$133,000	$131	46
205 Longview Dr	0.19mi	2/1.0 (-1)	832 (-13%)	19mo	$50,000	$60	44
121 Hector St	0.30mi	3/1.0	1,093 (+14%)	23mo	$134,500	$123	40

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,535
• Equity at exit: $17,147

10-year hold

• IRR: 9.5%
• Equity multiple: 1.76×
• Total profit: $24,550
• Equity at exit: $9,943

Cash invested: $32,200 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 413
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $248

Break-even live

Break-even rent $886

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $313	-5% $280	+0% $248	+5% $215	+10% $183
Rent	-10% $153	-5% $200	+0% $248	+5% $295	+10% $342
Rate	-1.0pp $306	-0.5pp $277	base $248	+0.5pp $218	+1.0pp $188

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,100	$1.12	45d	1	0.11mi
113 Thelma Dr Lafayette, LA	2.0	1.0	980	$1,050	$1.07	14d	1	0.11mi
127 Woodrow St Lafayette, LA	2.0	1.0	971	$1,200	$1.24	14d	1	0.38mi
133 Woodrow St Unit A Lafayette, LA	2.0	1.0	930	$1,050	$1.13	22d	1	0.38mi
111 Dora St Lafayette, LA	3.0	1.0	1000	$750	$0.75	45d	1	0.81mi
111 Sternberg Dr Lafayette, LA	3.0	2.0	1050	$900	$0.86	45d	1	0.89mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	45d	1	0.92mi
406 Silkwood St Unit D Lafayette, LA	2.0	1.0	800	$850	$1.06	45d	1	1.10mi
1901 W University Ave Lafayette, LA	2.0	1.0	600	$800	$1.33	14d	1	1.11mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,462	$1.32	14d	23	1.11mi
1501 W Saint Mary Blvd Unit B Lafayette, LA	2.0	1.0	832	$1,000	$1.20	14d	1	1.18mi
503 Joan St Lafayette, LA	3.0	2.0	1000	$1,400	$1.40	22d	1	1.27mi

Listing history 5 events

1. 2025-08-11
   soldstatus $115,000
2. 2025-06-22
   historical
3. 2025-05-05
   listed $115,000
4. 1996-02-21
   soldstatus $31,000 121-char remark

   Show marketing remark (121 chars)

   CLOSE TO USL - SHOPPING. MAJOR HIGHWAYS, GOOD SCHOOL DISTRICT. EXCELENT INVESTMENT - LEASED THRU 11/30/95 FOR $375/MONTH.

5. 1994-03-22
   listed $33,000 121-char remark

   Show marketing remark (121 chars)

   CLOSE TO USL - SHOPPING. MAJOR HIGHWAYS, GOOD SCHOOL DISTRICT. EXCELENT INVESTMENT - LEASED THRU 11/30/95 FOR $375/MONTH.

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$43/yr (+$4/mo · 7.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,396
• − Mortgage interest: −$6,442
• − Property taxes: −$589
• − Insurance: −$575
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,345
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,698/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): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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

+248.5% since first listed

5 events — show timeline

• 2025-08-11 Sold (Public Records) $115,000 Public Records
• 2025-06-22 Delisted — SWLAR
• 2025-05-05 Listed $115,000 SWLAR
• 1996-02-21 Sold (MLS) $31,000 AcadianaMLS
• 1994-03-22 Listed $33,000 AcadianaMLS

Property tax history

+22.3%/yr

Latest (2025): $589 · -1.1% YoY. Source: county tax records.