101 Wilbourn Blvd Apt 503 · Lafayette, LA 70506

$87,500

2 bd · 1.0 ba · 1,109 sqft · Townhouse public records · 36 Days on market

Built 1982 Est $115k · 24% under $338/mo HOA · 26% of rent ↓ 3% 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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +6.4/10.0
• 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

Step into this beautifully updated home featuring a modern kitchen designed to impress. Enjoy stylish upgrades including a contemporary backsplash, and an elegant chandelier that adds the perfect touch of sophistication. The kitchen comes equipped with a roomy refrigerator and an electric range. This move-in ready property offers the convenience of microwave, a washer and dryer included, along with the added benefit of no carpet throughout, providing a clean and low-maintenance living environment. Unwind in the spacious primary bedroom with private balcony access, perfect for enjoying morning coffee or relaxing in the evening. This home combines comfort, style, and functionality, making it an ideal choice for your next move.

Key facts

• Parking
• Community pool
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $88k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising fast (+4.1%/yr); 404 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $605 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 36 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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

• Watch-outs: HOA is 26% of rent.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 1.49% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $115,336
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Rue Argenteuil	0.46mi	2/2.0	1,098 (-1%)	11mo	$190,000	$173	64
1310 Dulles Dr Unit D	0.20mi	2/2.5	1,250 (+13%)	12mo	$120,000	$96	54
200 Lodge Dr #210	0.53mi	2/1.5	1,041 (-6%)	12mo	$108,000	$104	53

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-5,501
• Equity at exit: $13,047

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $11,290
• Equity at exit: $7,565

Cash invested: $24,500 (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: 404
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$459
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$36
• HOA: −$338
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $110

Break-even live

Break-even rent $1,163

Max offer price $87,500

Occupancy floor 87%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	13d	1	0.03mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	43d	1	0.03mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	13d	1	0.18mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	43d	1	0.41mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	43d	1	0.52mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	13d	14	0.59mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	43d	5	0.62mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	43d	1	0.82mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	43d	1	0.86mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	13d	1	0.86mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	43d	1	0.88mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	43d	1	0.88mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	13d	23	0.99mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	43d	1	1.06mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	13d	14	1.07mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	43d	1	1.18mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	13d	1	1.28mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	21d	1	1.45mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	13d	10	1.48mi

HOA detail

• Monthly dues: $338 · $4,056/yr
• Likely covers: electric

Listing history 5 events

1. 2026-05-12
   status Pending 735-char remark

   Show marketing remark (735 chars)

   Step into this beautifully updated home featuring a modern kitchen designed to impress. Enjoy stylish upgrades including a contemporary backsplash, and an elegant chandelier that adds the perfect touch of sophistication. The kitchen comes equipped with a roomy refrigerator and an electric range. This move-in ready property offers the convenience of microwave, a washer and dryer included, along with the added benefit of no carpet throughout, providing a clean and low-maintenance living environment. Unwind in the spacious primary bedroom with private balcony access, perfect for enjoying morning coffee or relaxing in the evening. This home combines comfort, style, and functionality, making it an ideal choice for your next move.

2. 2026-04-06
   listed $87,500 Active 735-char remark

   Show marketing remark (735 chars)

   Step into this beautifully updated home featuring a modern kitchen designed to impress. Enjoy stylish upgrades including a contemporary backsplash, and an elegant chandelier that adds the perfect touch of sophistication. The kitchen comes equipped with a roomy refrigerator and an electric range. This move-in ready property offers the convenience of microwave, a washer and dryer included, along with the added benefit of no carpet throughout, providing a clean and low-maintenance living environment. Unwind in the spacious primary bedroom with private balcony access, perfect for enjoying morning coffee or relaxing in the evening. This home combines comfort, style, and functionality, making it an ideal choice for your next move.

3. 2019-01-10
   soldstatus $89,900 966-char remark

   Show marketing remark (966 chars)

   100% Conventional financing available!!Never flooded & NO FLOOD INSURANCE REQUIRED! Professionally repainted from the ceilings to the stairs, new counter tops in the kitchen, & not a stitch of carpet in sight! This centrally located condo is move in ready. Enjoy a large living space that is semi open to both the kitchen and the dining area. French doors open to a 200 sqft foot private patio (with storage) perfect for cooking out and entertaining. Upstairs there are two large bedrooms, laundry room for convenience, & a full bathroom. The master bedroom has a true walk in closet & a private balcony. You can beat the summer heat in the community pool. Don't let the HOAs turn you away- they cover water, sewer, trash, pool, pest control, exterior insurance/maintenance, & grounds keepin Investors, this could be a low maintenance addition to your portfolio as well. It has rented for $1,100 in the past. Come make it your own today!

4. 2019-01-10
   soldstatus $89,900

   Show marketing remark (966 chars)

   100% Conventional financing available!!Never flooded & NO FLOOD INSURANCE REQUIRED! Professionally repainted from the ceilings to the stairs, new counter tops in the kitchen, & not a stitch of carpet in sight! This centrally located condo is move in ready. Enjoy a large living space that is semi open to both the kitchen and the dining area. French doors open to a 200 sqft foot private patio (with storage) perfect for cooking out and entertaining. Upstairs there are two large bedrooms, laundry room for convenience, & a full bathroom. The master bedroom has a true walk in closet & a private balcony. You can beat the summer heat in the community pool. Don't let the HOAs turn you away- they cover water, sewer, trash, pool, pest control, exterior insurance/maintenance, & grounds keepin Investors, this could be a low maintenance addition to your portfolio as well. It has rented for $1,100 in the past. Come make it your own today!

5. 2018-05-18
   listed $89,900 966-char remark

   Show marketing remark (966 chars)

   100% Conventional financing available!!Never flooded & NO FLOOD INSURANCE REQUIRED! Professionally repainted from the ceilings to the stairs, new counter tops in the kitchen, & not a stitch of carpet in sight! This centrally located condo is move in ready. Enjoy a large living space that is semi open to both the kitchen and the dining area. French doors open to a 200 sqft foot private patio (with storage) perfect for cooking out and entertaining. Upstairs there are two large bedrooms, laundry room for convenience, & a full bathroom. The master bedroom has a true walk in closet & a private balcony. You can beat the summer heat in the community pool. Don't let the HOAs turn you away- they cover water, sewer, trash, pool, pest control, exterior insurance/maintenance, & grounds keepin Investors, this could be a low maintenance addition to your portfolio as well. It has rented for $1,100 in the past. Come make it your own 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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: $15,620
• − Mortgage interest: −$4,901
• − Property taxes: −$1,024
• − Insurance: −$438
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − HOA: −$4,056
• − Depreciation: −$2,545
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,278/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

-2.7% since first listed

5 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-04-06 Listed $87,500 AcadianaMLS
• 2019-01-10 Sold (Public Records) $89,900 Public Records
• 2019-01-10 Sold (MLS) $89,900 AcadianaMLS
• 2018-05-18 Listed $89,900 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2025): $1,024 · -1.1% YoY. Source: county tax records.