204 Rim Rd · Lafayette, LA 70507

$199,999

3 bd · 1.5 ba · 1,708 sqft · SingleFamily public records · 174 Days on market

Built 1960 0.84 ac lot $117/sqft · at area comps Est $195k · at est.

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Why this score? — see what drove the D 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 +16.2/30.0
• ARV discount +6.3/15.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• 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

3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

Key facts

• Laundry room
• Workshop area
• Covered patio

Tags

• ARCHITECTURAL SHINGLE ROOF
• LAUNDRY ROOM
• COVERED PATIO
• WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $172k (14.2% below list).
• Recommended offer: $172k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 32% of the median local income ($64k/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 $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 174 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $200k implies a 56% gain — meaningful room to come down on a strong offer.

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 $171,695 (14.2% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $194,889
• List price: $199,999
• Delta: 2.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Buttercup Dr	0.36mi	3/1.5	1,688 (-1%)	4mo	$75,000	$44	78
203 Buttercup Dr	0.36mi	3/1.5	1,675 (-2%)	4mo	$75,000	$45	77
3818 Moss St	0.08mi	3/2.0	1,488 (-13%)	2mo	$159,900	$107	72
306 Montreal Dr	0.44mi	4/3.0 (+1)	1,729 (+1%)	1mo	$235,000	$136	65
117 Amber St	0.65mi	4/2.0 (+1)	1,714 (+0%)	1mo	$196,000	$114	62
200 Winsor Dr	0.61mi	3/2.0	1,778 (+4%)	8mo	$178,000	$100	56
204 Paulman Dr	0.75mi	3/2.0	1,752 (+3%)	6mo	$211,000	$120	53
122 Bur Oak Dr	0.66mi	3/2.0	1,616 (-5%)	9mo	$235,000	$145	50
403 Toronto Dr	0.47mi	3/2.0	1,456 (-15%)	2mo	$181,000	$124	50
220 Winsor Dr	0.70mi	3/2.0	1,864 (+9%)	3mo	$120,000	$64	48
101 Halifax Dr	0.43mi	3/2.0	1,460 (-14%)	8mo	$201,000	$138	47
212 Chestnut Oak Dr	0.74mi	4/2.0 (+1)	1,786 (+5%)	6mo	$249,500	$140	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-25,626
• Equity at exit: $29,821

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-13,736
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $107

Break-even live

Break-even rent $1,581

Max offer price $199,999

Occupancy floor 89%

Sensitivity live

Price	-10% $221	-5% $164	+0% $107	+5% $51	+10% $-6
Rent	-10% $-28	-5% $40	+0% $107	+5% $175	+10% $243
Rate	-1.0pp $208	-0.5pp $158	base $107	+0.5pp $56	+1.0pp $3

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Sidney Martin Rd Unit 1 Lafayette, LA	3.0	1.5	1218	$1,400	$1.15	23d	1	0.26mi
104 Foggy Ln Lafayette, LA	3.0	2.0	1564	$1,735	$1.11	45d	1	0.39mi
13 Larkspur Ln Unit 13 Lafayette, LA	3.0	1.5	1380	$1,200	$0.87	45d	1	0.42mi
105 Salvat Dr Lafayette, LA	3.0	2.0	1593	$1,740	$1.09	45d	1	0.44mi
111 Salvat Dr Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	45d	1	0.44mi
202 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	23d	1	0.45mi
206 Teddy Ln Lafayette, LA	4.0	2.5	1788	$1,945	$1.09	45d	1	0.46mi
206 Chestnut Oak Dr Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	45d	1	0.78mi
111 Banister Ct Lafayette, LA	1.0–2.0	1.0–2.0	916	$1,827	$1.99	15d	10	1.20mi
301 Nottingham Cir Lafayette, LA	3.0	2.5	1833	$1,600	$0.87	45d	1	1.23mi
2830 Louisiana Ave #6 Lafayette, LA	2.0	1.5	1100	$950	$0.86	15d	1	1.42mi
2826 Louisiana Ave #907 Lafayette, LA	2.0	2.5	1100	$950	$0.86	23d	1	1.50mi
2826 Louisiana Ave #1111 Lafayette, LA	2.0	2.0	1140	$1,200	$1.05	46d	1	1.50mi

Listing history 33 events

1. 2026-06-21
   days on market $199,999 Active 174 DOM
2. 2026-06-18
   days on market $199,999 Active 171 DOM
3. 2026-06-17
   days on market $199,999 Active 170 DOM
4. 2026-06-16
   days on market $199,999 Active 169 DOM
5. 2026-06-15
   days on market $199,999 Active 168 DOM
6. 2026-06-14
   days on market $199,999 Active 166 DOM
7. 2026-06-13
   days on market $199,999 Active 165 DOM
8. 2026-06-10
   days on market $199,999 Active 163 DOM
9. 2026-06-09
   days on market $199,999 Active 162 DOM
10. 2026-06-08
    days on market $199,999 Active 161 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $199,999 Active 160 DOM
13. 2026-06-05
    days on market $199,999 Active 157 DOM
14. 2026-06-03
    days on market $199,999 Active 156 DOM
15. 2026-06-02
    days on market $199,999 Active 155 DOM
16. 2026-06-01
    days on market $199,999 Active 154 DOM
17. 2026-05-31
    days on market $199,999 Active 153 DOM
18. 2026-05-30
    days on market $199,999 Active 152 DOM
19. 2026-04-29
    price $199,999 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

20. 2026-04-28
    price $199,999 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

21. 2026-04-01
    price $204,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

22. 2026-04-01
    price $204,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

23. 2026-03-05
    price $209,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

24. 2026-03-05
    price $209,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

25. 2026-02-24
    price $214,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

26. 2026-02-24
    price $214,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

27. 2026-02-01
    price $219,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

28. 2026-02-01
    price $219,000 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

29. 2025-12-30
    listed $225,000 Active 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

30. 2025-12-29
    listed $225,000 Active 279-char remark

    Show marketing remark (279 chars)

    3BR/1.5BA home with approx. 1,693 sq ft of living space. Solid concrete block construction with architectural shingle roof. City water and sewer, city electric, and natural gas. Features include a laundry room, covered patio, double car garage, ceiling fans, and a workshop area.

31. 2020-02-13
    soldstatus $128,000
32. 2020-02-10
    soldstatus $128,000
33. 2019-10-11
    listed $139,500

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 2/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,603
• − Mortgage interest: −$11,203
• − Property taxes: −$1,402
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,818
• Taxable loss: −$2,117
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,796/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

+43.4% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $199,999 AcadianaMLS
• 2026-04-28 Price Changed $199,999 GBRMLS
• 2026-04-01 Price Changed $204,000 AcadianaMLS
• 2026-04-01 Price Changed $204,000 GBRMLS
• 2026-03-05 Price Changed $209,000 AcadianaMLS
• 2026-03-05 Price Changed $209,000 GBRMLS
• 2026-02-24 Price Changed $214,000 AcadianaMLS
• 2026-02-24 Price Changed $214,000 GBRMLS
• 2026-02-01 Price Changed $219,000 AcadianaMLS
• 2026-02-01 Price Changed $219,000 GBRMLS
• 2025-12-30 Listed $225,000 GBRMLS
• 2025-12-29 Listed $225,000 AcadianaMLS
• 2020-02-13 Sold (Public Records) $128,000 Public Records
• 2020-02-10 Sold (MLS) $128,000 AcadianaMLS
• 2019-10-11 Listed $139,500 AcadianaMLS

Property tax history

+35.8%/yr

Latest (2025): $1,402 · -1.1% YoY. Source: county tax records.