100 Teal Ln #7 · Lafayette, LA 70507

$99,500

3 bd · 2.0 ba · 1,240 sqft · Townhouse public records · 79 Days on market

Built 1981 0.50 ac lot $80/sqft · 18% below area Est $127k · 21% under $400/mo HOA · 25% of rent

---

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 +25.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready AND the seller is GIFTING 6 months of HOA dues!!Talk about a win-win! Who's ready to make a move? Ideal as an investment property, first time home buyers or a UL student! This beautifully updated 3-bedroom, 2-bath condo is located in Hunters Forest subdivision. Experience an exceptional location just minutes from the interstate, shopping, and dining perfectly balancing everyday convenience with a sense of peaceful living.Relax on the front porch and beautifully maintained interior grounds a serene setting that truly feels like home.The interior has soaring 9+ foot ceilings, along with vaulted cathedral ceilings in the living and dining areas, enhancing the home's spacious and light-filled atmosphere.This condo offers more than just charm--it provides low-maintenance living with a comprehensive HOA package. Monthly dues include flood insurance, exterior insurance, accounting, groundskeeping, pest control, management, legal services, most exterior repairs and maintenance, trash service, parking lot upkeep, exterior lighting, walkways, and city/parish taxes for common areas, as well as access to the community pool and pool house.With new management already implementing improvements and strong potential for future equity growth, this property presents a smart opportunity for both homeowners and investors alike.Don't miss your chance to own this investment property--schedule your private showing today!

Key facts

• Community pool
• Front porch
• Pool house

Tags

• HUNTERS FOREST SUBDIVISION
• FRONT PORCH
• MAINTAINED INTERIOR GROUNDS
• COMMUNITY POOL
• POOL HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (36.9% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $63k (36.9% below list) — sets the bar for cash-flow.
• 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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 74% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 330 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $688 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 79 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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.
• Current owner paid $56k; list at $100k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $62,827 (36.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.61% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 5.2

CMA / ARV

• ARV (median comp): $126,738
• List price: $99,500
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.3%
• Equity multiple: -0.04×
• Total profit: $-28,838
• Equity at exit: $14,836

10-year hold

• IRR: -31.2%
• Equity multiple: -0.44×
• Total profit: $-40,078
• Equity at exit: $8,603

Cash invested: $27,860 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 330
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$400
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-208

Break-even live

Break-even rent $1,865

Max offer price $62,827

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-179	+0% $-208	+5% $-236	+10% $-264
Rent	-10% $-334	-5% $-271	+0% $-208	+5% $-144	+10% $-81
Rate	-1.0pp $-157	-0.5pp $-182	base $-208	+0.5pp $-233	+1.0pp $-260

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Teal Ln #57 Lafayette, LA	4.0	2.0	1400	$1,320	$0.94	45d	1	0.01mi
106 Rue Royale Apt B Lafayette, LA	2.0	1.5	912	$775	$0.85	15d	1	1.46mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: trashlandscapingexterior maint.pool

Listing history 17 events

1. 2026-06-21
   days on market $99,500 Active 79 DOM
2. 2026-06-18
   days on market $99,500 Active 76 DOM
3. 2026-06-17
   days on market $99,500 Active 75 DOM
4. 2026-06-16
   days on market $99,500 Active 74 DOM
5. 2026-06-15
   days on market $99,500 Active 73 DOM
6. 2026-06-14
   days on market $99,500 Active 71 DOM
7. 2026-06-13
   days on market $99,500 Active 70 DOM
8. 2026-06-10
   days on market $99,500 Active 68 DOM
9. 2026-06-09
   days on market $99,500 Active 67 DOM
10. 2026-06-08
    days on market $99,500 Active 66 DOM
11. 2026-06-07
    days on market $99,500 Active 65 DOM
12. 2026-06-05
    status $99,500 Active 62 DOM
13. 2026-03-27
    listed $99,500 Active 1434-char remark

    Show marketing remark (1434 chars)

    Move-in ready AND the seller is GIFTING 6 months of HOA dues!!Talk about a win-win! Who's ready to make a move? Ideal as an investment property, first time home buyers or a UL student! This beautifully updated 3-bedroom, 2-bath condo is located in Hunters Forest subdivision. Experience an exceptional location just minutes from the interstate, shopping, and dining perfectly balancing everyday convenience with a sense of peaceful living.Relax on the front porch and beautifully maintained interior grounds a serene setting that truly feels like home.The interior has soaring 9+ foot ceilings, along with vaulted cathedral ceilings in the living and dining areas, enhancing the home's spacious and light-filled atmosphere.This condo offers more than just charm--it provides low-maintenance living with a comprehensive HOA package. Monthly dues include flood insurance, exterior insurance, accounting, groundskeeping, pest control, management, legal services, most exterior repairs and maintenance, trash service, parking lot upkeep, exterior lighting, walkways, and city/parish taxes for common areas, as well as access to the community pool and pool house.With new management already implementing improvements and strong potential for future equity growth, this property presents a smart opportunity for both homeowners and investors alike.Don't miss your chance to own this investment property--schedule your private showing today!

14. 2025-12-16
    price $105,000
15. 2025-11-06
    listed $115,000 Active
16. 1998-11-09
    soldstatus $56,000
17. 1998-04-23
    listed $57,000

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/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 AE · 38% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,224
• − Mortgage interest: −$5,574
• − Property taxes: −$1,001
• − Insurance: −$5,616
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − HOA: −$4,800
• − Depreciation: −$2,895
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $-1,594/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): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• 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

+74.6% since first listed

5 events — show timeline

• 2026-03-27 Listed $99,500 AcadianaMLS
• 2025-12-16 Price Changed $105,000 AcadianaMLS
• 2025-11-06 Listed $115,000 AcadianaMLS
• 1998-11-09 Sold (MLS) $56,000 AcadianaMLS
• 1998-04-23 Listed $57,000 AcadianaMLS

Property tax history

+19.2%/yr

Latest (2025): $1,001 · -1.1% YoY. Source: county tax records.