200 Lodge Dr Apt 511 · Lafayette, LA 70506

$112,000

2 bd · 1.5 ba · 1,046 sqft · Townhouse public records · 69 Days on market

Built 1983 $107/sqft · 19% above area Est $106k · 6% over $325/mo HOA · 25% of rent

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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 +12.0/30.0
• 1% rule +6.4/10.0
• ARV discount +4.8/15.0
• DSCR +3.6/10.0
• 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

Completely re worked unit! Seller completely redesigned first floor and renovated ...Second floor has original footprint but replaced with new bath, new floors and paint. All fans are new along with all appliances. The kitchen showcases a full wall of new cabinets,stone countertops,barely used ,new appliances, a deep stainless sink with all new hardware and a huge island that accomadates four barstools. It's front entry and courtyard are welcoming and attractive! Most windows and doors have been repalced offering energy efficiency, beautiful natural light and a crisp ,clean , updated unit!Location of this fabulous townhouse is quiet and close to pool, mailboxes and two parking lots not to mention sidewalks with lots of green space between road and walk up. Check out the pictures as the contemporay flair , fesh colors and ease of move in condition are sprinkled all over this cool unit! The Colonies HOA takes care of a multitude of amenities, Insurance,for common elements and maintaining roof, making it one of the most inclusive HOA's for complexes. The large pool and fenced private cabana is one that complexes rarely offer along with tennis courts and its intricate walking paths all around the grounds. Let's tour this one in person to appreciate all of the amenities...come on over.

Key facts

• New floors
• New bath
• Stone countertops

Tags

• REDESIGNED FIRST FLOOR
• NEW BATH
• NEW FLOORS
• NEW APPLIANCES
• NEW CABINETS
• STONE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $112k.

Deal economics

• At list price, monthly cash flow is $-26 ($-310/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (4.1% below list).
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $774 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 69 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $105,280 (6.0% 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 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.14% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 7.3

CMA / ARV

• ARV (median comp): $105,700
• List price: $112,000
• Delta: 5.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Lodge Dr #210	0.05mi	2/1.5	1,041 (-0%)	12mo	$108,000	$104	87
118 Rue Argenteuil	0.10mi	2/2.0	1,098 (+5%)	11mo	$190,000	$173	76
101 Wilbourn Blvd #102	0.52mi	2/1.5	924 (-12%)	6mo	$50,000	$54	51

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-18,158
• Equity at exit: $16,700

10-year hold

• IRR: -5.1%
• Equity multiple: 0.65×
• Total profit: $-11,094
• Equity at exit: $9,684

Cash invested: $31,360 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$587
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$47
• HOA: −$325
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-26

Break-even live

Break-even rent $1,309

Max offer price $107,443

Occupancy floor 97%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.53mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	43d	1	0.54mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	13d	1	0.64mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	43d	5	0.92mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	13d	14	0.93mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	43d	1	0.94mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	43d	1	1.01mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	43d	1	1.03mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	13d	23	1.10mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$1,668	$1.52	13d	10	1.13mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	43d	1	1.29mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	43d	1	1.35mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	43d	1	1.35mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	13d	1	1.36mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	43d	1	1.42mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	43d	1	1.42mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	13d	1	1.43mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: landscapingpool

Listing history 17 events

1. 2026-06-18
   days on market $112,000 Active 69 DOM
2. 2026-06-17
   days on market $112,000 Active 68 DOM
3. 2026-06-16
   days on market $112,000 Active 67 DOM
4. 2026-06-15
   days on market $112,000 Active 66 DOM
5. 2026-06-14
   days on market $112,000 Active 64 DOM
6. 2026-06-13
   days on market $112,000 Active 63 DOM
7. 2026-06-10
   days on market $112,000 Active 61 DOM
8. 2026-06-09
   days on market $112,000 Active 60 DOM
9. 2026-06-08
   days on market $112,000 Active 59 DOM
10. 2026-06-07
    days on market $112,000 Active 58 DOM
11. 2026-06-05
    days on market $112,000 Active 55 DOM
12. 2026-06-03
    pricedays on market $112,000 Active 54 DOM
13. 2026-06-02
    days on market $125,000 Active 53 DOM
14. 2026-06-01
    days on market $125,000 Active 52 DOM
15. 2026-05-31
    days on market $125,000 Active 51 DOM
16. 2026-05-30
    days on market $125,000 Active 50 DOM
17. 2026-04-10
    listed $125,000 Active 1302-char remark

    Show marketing remark (1302 chars)

    Completely re worked unit! Seller completely redesigned first floor and renovated ...Second floor has original footprint but replaced with new bath, new floors and paint. All fans are new along with all appliances. The kitchen showcases a full wall of new cabinets,stone countertops,barely used ,new appliances, a deep stainless sink with all new hardware and a huge island that accomadates four barstools. It's front entry and courtyard are welcoming and attractive! Most windows and doors have been repalced offering energy efficiency, beautiful natural light and a crisp ,clean , updated unit!Location of this fabulous townhouse is quiet and close to pool, mailboxes and two parking lots not to mention sidewalks with lots of green space between road and walk up. Check out the pictures as the contemporay flair , fesh colors and ease of move in condition are sprinkled all over this cool unit! The Colonies HOA takes care of a multitude of amenities, Insurance,for common elements and maintaining roof, making it one of the most inclusive HOA's for complexes. The large pool and fenced private cabana is one that complexes rarely offer along with tennis courts and its intricate walking paths all around the grounds. Let's tour this one in person to appreciate all of the amenities...come on over.

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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: $15,317
• − Mortgage interest: −$6,274
• − Property taxes: −$902
• − Insurance: −$560
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − HOA: −$3,900
• − Depreciation: −$3,258
• Taxable loss: −$2,028
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $177/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

1 event — show timeline

• 2026-04-10 Listed $125,000 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $902 · -1.1% YoY. Source: county tax records.