1309 Court Ave · Lafayette, LA 70503

$239,500

3 bd · 2.5 ba · 1,787 sqft · SingleFamily public records · 2 Days on market

Built 2007 3,049 sqft lot Est $268k · 11% under $32/mo HOA · 1% 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 +23.7/30.0
• ARV discount +12.3/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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

NEW CONSTRUCTION TOWNHOME IN DEMAND LOCATION! BEAUTIFUL MIKE MURPHY DESIGN FEATURES SPLIT OPEN FLOOR PLAN, WOOD FLOORS, SLAB GRANITE, CUSTOM CABINETS, FIREPLACE, STAINLESS KITCHEN APPLIANCES, WHIRLPOOL TUB AND SEPARETE SHOWER. FENCE AND LANDSCAPING ARE INCLUDED!

Key facts

• Open floor plan
• End unit
• Cul-de-sac street

Tags

• CUL-DE-SAC STREET
• END UNIT
• SMALL SIDE YARD
• OPEN FLOOR PLAN
• REAL WOOD FLOORS
• GAS FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $380 (includes accounting)

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: Gas service by Atmos; Public sewer; City electric
• Home design: Single-family residence / Townhouse; City street frontage
• Construction: Stucco and frame construction
• Exterior features: Outdoor lighting; Open patio/porch

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric stove/oven
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air; Multiple cooling units
• Interior features: High ceilings with varied and vaulted ceiling heights; Computer nook; Separate shower; Walk-in closets; Granite countertops
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 8.6% 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: Broadmoor Elementary School (math 62% / reading 65%, grade B, #47 of 646 statewide, top 7%, 801 students, 54% FRL); Edgar Martin Middle School (math 40% / reading 53%, grade D+, #41 of 218 statewide, top 19%, 490 students, 59% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 235 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 runs 33% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $239,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.07% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $268,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Court Ave	0.03mi	3/2.5	1,881 (+5%)	6mo	$236,000	$125	85
205 Renwood Cir	0.16mi	3/2.0	1,903 (+6%)	8mo	$285,000	$150	73
409 Orangewood Dr	0.53mi	3/2.0	1,803 (+1%)	4mo	$286,000	$159	68
418 Chateau Pl	0.57mi	3/2.0	1,681 (-6%)	1mo	$254,000	$151	60
813 Alice Dr	0.33mi	4/2.0 (+1)	1,616 (-10%)	7mo	$205,000	$127	56
210 Brickell Way Unit C	0.66mi	3/2.0	1,907 (+7%)	4mo	$560,000	$294	52
207 Bambi Dr	0.61mi	4/2.0 (+1)	1,903 (+6%)	4mo	$219,900	$116	50
108 Mountainside Dr	0.72mi	3/2.5	1,947 (+9%)	4mo	$275,000	$141	48
309 Roswell Xing	0.69mi	3/2.0	1,981 (+11%)	1mo	$575,000	$290	47
422 Broadmoor Blvd	0.58mi	4/2.0 (+1)	1,983 (+11%)	3mo	$290,000	$146	45
101 Mountainside Dr	0.71mi	3/2.0	1,993 (+12%)	2mo	$298,000	$150	44
321 Richland Ave	0.71mi	3/2.5	2,028 (+14%)	5mo	$584,500	$288	41

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 · 0.36% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-16,576
• Equity at exit: $35,710

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,175
• Equity at exit: $20,708

Cash invested: $67,060 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$100
• HOA: −$32
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $454

Break-even live

Break-even rent $1,999

Max offer price $239,500

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Renwood Cir Lafayette, LA	3.0	2.0	1761	$3,300	$1.87	21d	1	0.17mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	21d	1	0.51mi
1003 Camellia Blvd Unit 200 Lafayette, LA	3.0	3.0	2550	$3,800	$1.49	43d	1	0.68mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,795	$1.63	13d	10	0.70mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	43d	1	0.72mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	43d	1	0.73mi
101 Chateau Pl Lafayette, LA	3.0	2.0	2285	$1,800	$0.79	43d	1	0.77mi
611 Dutton Dr Lafayette, LA	4.0	2.0	1960	$1,725	$0.88	43d	1	0.89mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	43d	1	0.99mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	13d	1	1.02mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	43d	1	1.02mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,848	$1.80	13d	12	1.04mi
504 Alonda Dr Lafayette, LA	4.0	2.0	2617	$2,700	$1.03	43d	1	1.09mi
1100 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	1057	$1,802	$1.70	13d	17	1.17mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,535	$1.47	13d	5	1.20mi
1200 Robley Dr Lafayette, LA	1.0–3.0	1.0–2.0	965	$1,674	$1.73	13d	18	1.26mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	43d	1	1.33mi
150 La Rue Vil Lafayette, LA	3.0	2.0	1650	$1,650	$1.00	13d	1	1.33mi
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	44d	1	1.36mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	43d	1	1.42mi
404 E Martial Ave Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	43d	1	1.44mi
406 E Martial Ave Lafayette, LA	4.0	2.0	2017	$5,000	$2.48	43d	1	1.47mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$2,342	$1.88	13d	16	1.48mi
202 Student Ln Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	43d	1	1.48mi
204 Student Ln Lafayette, LA	3.0	2.0	1976	$3,500	$1.77	43d	1	1.48mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	13d	1	1.49mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: landscapingpool

Listing history 4 events

1. 2026-06-18
   days on market $239,500 Active 2 DOM
2. 2026-06-17
   status $239,500 Active 1 DOM
3. 2026-06-16
   remarks 475-char remark
4. 2026-06-16
   listed $239,500 Coming Soon 1 DOM

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 · 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: $30,886
• − Mortgage interest: −$13,416
• − Property taxes: −$2,301
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$384
• − Depreciation: −$6,967
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $5,043/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

+5.5% since first listed

5 events — show timeline

• 2026-06-16 Listed $239,500 AcadianaMLS
• 2026-06-16 Coming Soon $239,500 AcadianaMLS
• 2020-07-08 Listed $219,900 AcadianaMLS
• 2007-04-03 Sold (MLS) $227,000 AcadianaMLS
• 2007-02-01 Listed $227,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $2,301 · -1.1% YoY. Source: county tax records.