305 Halcott Dr Apt 126 · Lafayette, LA 70503

$209,600

3 bd · 2.5 ba · 2,097 sqft · Townhouse public records · 68 Days on market

Built 1982 0.50 ac lot $100/sqft · 21% below area Est $267k · 21% under $85/mo HOA · 4% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to River Gardens Townhomes! Located in the heart of Lafayette and just minutes from River Ranch, this two-story townhome sits directly in front of the community pool. With Camellia bridge right around the corner, you'll have quick access to shopping, dining, and everything Lafayette has to offer. The first floor includes a spacious living area with a fireplace, a wet bar, half bath, and a dining space with plenty of built-in storage. The kitchen has a breakfast nook that opens to a private covered patio, plus access to the oversized double garage-large enough to fit a full-size Suburban and extra storage. Upstairs features two guest bedrooms with a shared full bath, along with a primary suite that offers a whirlpool tub and a large walk-in closet with excellent storage space. Recent updates include fresh interior paint, new carpet, wood laminate flooring, and a newly replaced upstairs AC. The refrigerator, washer, and dryer stay with the home, and furnishings can be negotiated if desired. Take advantage of the super low HOA fees of just $85/month, low-maintenance living, and the rare opportunity to get this much square footage in such a central location-all at a hard-to-beat price point!

Key facts

• New carpet
• Whirlpool tub
• Large walk-in closet

Tags

• PRIVATE COVERED PATIO
• WHIRLPOOL TUB
• LARGE WALK-IN CLOSET
• FRESH INTERIOR PAINT
• NEW CARPET
• WOOD LAMINATE FLOORING

🏷️ Possibly a rental listed for sale. The $209,600 price doesn't fit this home's estimated sale value (~$266,548) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (7.8% below list).
• Recommended offer: $193k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 flat; 235 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 68 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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 $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,253 (7.8% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $266,548
• List price: $209,600
• Delta: -21.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.44×
• Total profit: $-33,048
• Equity at exit: $31,252

10-year hold

• IRR: -13.5%
• Equity multiple: 0.31×
• Total profit: $-40,569
• Equity at exit: $18,122

Cash invested: $58,688 (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 70503

• Home prices YoY: -34.0%
• Rents YoY: 0.4%
• Active inventory: 235
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$87
• HOA: −$85
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $93

Break-even live

Break-even rent $1,815

Max offer price $209,600

Occupancy floor 90%

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: $52,400
• Closing costs: $6,288
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Chateau Pl Lafayette, LA	3.0	2.0	2285	$1,800	$0.79	44d	1	0.05mi
611 Dutton Dr Lafayette, LA	4.0	2.0	1960	$1,725	$0.88	44d	1	0.12mi
504 Alonda Dr Lafayette, LA	4.0	2.0	2617	$2,700	$1.03	44d	1	0.64mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	13d	1	0.75mi
1003 Camellia Blvd Unit 200 Lafayette, LA	3.0	3.0	2550	$3,800	$1.49	44d	1	0.79mi
304 Renwood Cir Lafayette, LA	3.0	2.0	1761	$3,300	$1.87	21d	1	0.83mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	13d	1	0.87mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	44d	1	0.89mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	21d	1	0.94mi
300 Highland Dr Lafayette, LA	4.0	2.0	2200	$1,900	$0.86	44d	1	0.98mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	21d	1	1.14mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	44d	1	1.16mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	21d	1	1.24mi
501 N Locksley Dr Lafayette, LA	4.0	2.0	2639	$2,200	$0.83	44d	1	1.44mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-09
   status $209,600 Pending 68 DOM
2. 2026-06-08
   days on market $209,600 Active 68 DOM
3. 2026-06-07
   days on market $209,600 Active 67 DOM
4. 2026-06-05
   days on market $209,600 Active 64 DOM
5. 2026-06-03
   days on market $209,600 Active 63 DOM
6. 2026-06-02
   days on market $209,600 Active 62 DOM
7. 2026-06-01
   days on market $209,600 Active 61 DOM
8. 2026-05-31
   days on market $209,600 Active 60 DOM
9. 2026-05-30
   days on market $209,600 Active 59 DOM
10. 2026-05-16
    price $209,600 1214-char remark

    Show marketing remark (1214 chars)

    Welcome to River Gardens Townhomes! Located in the heart of Lafayette and just minutes from River Ranch, this two-story townhome sits directly in front of the community pool. With Camellia bridge right around the corner, you'll have quick access to shopping, dining, and everything Lafayette has to offer. The first floor includes a spacious living area with a fireplace, a wet bar, half bath, and a dining space with plenty of built-in storage. The kitchen has a breakfast nook that opens to a private covered patio, plus access to the oversized double garage-large enough to fit a full-size Suburban and extra storage. Upstairs features two guest bedrooms with a shared full bath, along with a primary suite that offers a whirlpool tub and a large walk-in closet with excellent storage space. Recent updates include fresh interior paint, new carpet, wood laminate flooring, and a newly replaced upstairs AC. The refrigerator, washer, and dryer stay with the home, and furnishings can be negotiated if desired. Take advantage of the super low HOA fees of just $85/month, low-maintenance living, and the rare opportunity to get this much square footage in such a central location-all at a hard-to-beat price point!

11. 2026-04-30
    price $219,500 1214-char remark

    Show marketing remark (1214 chars)

    Welcome to River Gardens Townhomes! Located in the heart of Lafayette and just minutes from River Ranch, this two-story townhome sits directly in front of the community pool. With Camellia bridge right around the corner, you'll have quick access to shopping, dining, and everything Lafayette has to offer. The first floor includes a spacious living area with a fireplace, a wet bar, half bath, and a dining space with plenty of built-in storage. The kitchen has a breakfast nook that opens to a private covered patio, plus access to the oversized double garage-large enough to fit a full-size Suburban and extra storage. Upstairs features two guest bedrooms with a shared full bath, along with a primary suite that offers a whirlpool tub and a large walk-in closet with excellent storage space. Recent updates include fresh interior paint, new carpet, wood laminate flooring, and a newly replaced upstairs AC. The refrigerator, washer, and dryer stay with the home, and furnishings can be negotiated if desired. Take advantage of the super low HOA fees of just $85/month, low-maintenance living, and the rare opportunity to get this much square footage in such a central location-all at a hard-to-beat price point!

12. 2026-04-01
    listed $219,900 Active 1214-char remark

    Show marketing remark (1214 chars)

    Welcome to River Gardens Townhomes! Located in the heart of Lafayette and just minutes from River Ranch, this two-story townhome sits directly in front of the community pool. With Camellia bridge right around the corner, you'll have quick access to shopping, dining, and everything Lafayette has to offer. The first floor includes a spacious living area with a fireplace, a wet bar, half bath, and a dining space with plenty of built-in storage. The kitchen has a breakfast nook that opens to a private covered patio, plus access to the oversized double garage-large enough to fit a full-size Suburban and extra storage. Upstairs features two guest bedrooms with a shared full bath, along with a primary suite that offers a whirlpool tub and a large walk-in closet with excellent storage space. Recent updates include fresh interior paint, new carpet, wood laminate flooring, and a newly replaced upstairs AC. The refrigerator, washer, and dryer stay with the home, and furnishings can be negotiated if desired. Take advantage of the super low HOA fees of just $85/month, low-maintenance living, and the rare opportunity to get this much square footage in such a central location-all at a hard-to-beat price point!

13. 2025-09-11
    price $224,900
14. 2025-08-26
    listed $229,000 Active
15. 2021-02-12
    soldstatus $179,900
16. 2021-02-12
    soldstatus $179,900
17. 2021-01-05
    listed $185,000
18. 2012-03-14
    soldstatus $169,000
19. 2012-03-09
    soldstatus $169,000
20. 2011-12-01
    listed $169,000
21. 2011-11-08
    listed $174,000
22. 1996-07-12
    soldstatus $95,500
23. 1995-12-06
    listed $110,000

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $23,190
• − Mortgage interest: −$11,741
• − Property taxes: −$1,951
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$1,020
• − Depreciation: −$6,097
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,682/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): 28,643
• Household income: $94,688
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 769.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 23% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 3% 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: ▼ -81.65%
• Current HPI: 158.7094
• Rent YoY: ▲ 0.36%
• 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

+90.5% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $209,600 AcadianaMLS
• 2026-04-30 Price Changed $219,500 AcadianaMLS
• 2026-04-01 Listed $219,900 AcadianaMLS
• 2025-09-11 Price Changed $224,900 AcadianaMLS
• 2025-08-26 Listed $229,000 AcadianaMLS
• 2021-02-12 Sold (Public Records) $179,900 Public Records
• 2021-02-12 Sold (MLS) $179,900 AcadianaMLS
• 2021-01-05 Listed $185,000 AcadianaMLS
• 2012-03-14 Sold (Public Records) $169,000 Public Records
• 2012-03-09 Sold (MLS) $169,000 AcadianaMLS
• 2011-12-01 Listed $169,000 AcadianaMLS
• 2011-11-08 Listed $174,000 AcadianaMLS
• 1996-07-12 Sold (MLS) $95,500 AcadianaMLS
• 1995-12-06 Listed $110,000 AcadianaMLS

Property tax history

+9.2%/yr

Latest (2025): $1,951 · -1.1% YoY. Source: county tax records.