220 Doucet Rd Unit 201a · Lafayette, LA 70503

$114,900

2 bd · 2.0 ba · 1,050 sqft · Townhouse public records · 288 Days on market

Built 1960 $303/mo HOA · 26% of rent ↓ 19% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to live in the middle of town and have very low maintenance? This property is located close distance to Moncas Park, Reds, Movies, Jet, Corner Bar, Zea's and minutes to UL! It's TWO BEDROOMS and TWO BATHROOMS so everyone has their own space. And there is Washer/dryer hook ups ready to go in the unit! Kitchen is complete with dishwasher and fridge. Step out side to your private balcony for afternoon relaxation or enjoy a swim in the community pool! Call today to schedule a showing.

Key facts

• Community pool
• Private balcony
• Community pool

Tags

• CLOSE DISTANCE TO MONCAS PARK
• PRIVATE BALCONY
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (20.0% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $92k (20.0% below list) — sets the bar for cash-flow.

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); L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents flat; 237 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 is only 15% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 288 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $91,957 (20.0% 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 288 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -28.5%
• Equity multiple: 0.07×
• Total profit: $-29,762
• Equity at exit: $17,132

10-year hold

• IRR: -50.6%
• Equity multiple: -0.48×
• Total profit: $-47,714
• Equity at exit: $9,934

Cash invested: $32,172 (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: 237
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$603
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$48
• HOA: −$303
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-130

Break-even live

Break-even rent $1,345

Max offer price $91,957

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-97	+0% $-130	+5% $-162	+10% $-195
Rent	-10% $-223	-5% $-176	+0% $-130	+5% $-83	+10% $-37
Rate	-1.0pp $-72	-0.5pp $-101	base $-130	+0.5pp $-160	+1.0pp $-190

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Doucet Rd Unit 211B Lafayette, LA	2.0	1.0	910	$1,050	$1.15	23d	1	0.02mi
107 Antoinette St Lafayette, LA	2.0	1.0	1000	$1,015	$1.01	15d	1	0.19mi
3121 Johnston St #121 Lafayette, LA	2.0	2.0	1200	$1,400	$1.17	45d	1	0.25mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	23d	1	0.56mi
312 Bertrand Dr #100 Lafayette, LA	2.0	2.0	1260	$1,400	$1.11	15d	1	0.65mi
107 S College Rd Unit B Lafayette, LA	2.0	1.0	925	$1,000	$1.08	45d	1	0.71mi
710 S College Rd Lafayette, LA	2.0–3.0	1.0–2.0	1050	$895	$0.85	15d	12	0.80mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	15d	1	0.97mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	45d	1	0.97mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	45d	1	0.98mi
1008 S College Rd #203 Lafayette, LA	2.0	2.0	890	$1,250	$1.40	45d	1	1.01mi
443 Normandy Rd Lafayette, LA	3.0	2.0	1348	$1,450	$1.08	45d	1	1.02mi
915 S College Rd Lafayette, LA	1.0–2.0	1.0	659	$875	$1.33	15d	5	1.04mi
112 Hillside Dr #26 Lafayette, LA	1.0	1.0	741	$995	$1.34	45d	1	1.16mi
110 W Bayou Pkwy #102 Lafayette, LA	2.0	1.5	1356	$1,400	$1.03	15d	1	1.17mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	15d	1	1.17mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	45d	1	1.22mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	45d	1	1.22mi
104 Whittington Dr Unit N Lafayette, LA	2.0	1.5	1265	$1,550	$1.23	45d	1	1.26mi
220 Saint Peter St Lafayette, LA	3.0	1.0	1036	$1,500	$1.45	45d	1	1.26mi
104 Whittington Dr Unit C Lafayette, LA	2.0	2.5	1265	$1,695	$1.34	45d	1	1.26mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	15d	14	1.27mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	15d	14	1.28mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	45d	1	1.29mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	45d	5	1.30mi
135 Oakcrest Dr Lafayette, LA	2.0	1.0	950	$1,450	$1.53	15d	1	1.37mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	15d	23	1.38mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	15d	10	1.39mi

HOA detail

• Monthly dues: $303 · $3,636/yr
• Likely covers: pool

Listing history 6 events

1. 2026-04-23
   price $114,900 496-char remark

   Show marketing remark (496 chars)

   Looking to live in the middle of town and have very low maintenance? This property is located close distance to Moncas Park, Reds, Movies, Jet, Corner Bar, Zea's and minutes to UL! It's TWO BEDROOMS and TWO BATHROOMS so everyone has their own space. And there is Washer/dryer hook ups ready to go in the unit! Kitchen is complete with dishwasher and fridge. Step out side to your private balcony for afternoon relaxation or enjoy a swim in the community pool! Call today to schedule a showing.

2. 2026-03-27
   price $125,000 496-char remark

   Show marketing remark (496 chars)

   Looking to live in the middle of town and have very low maintenance? This property is located close distance to Moncas Park, Reds, Movies, Jet, Corner Bar, Zea's and minutes to UL! It's TWO BEDROOMS and TWO BATHROOMS so everyone has their own space. And there is Washer/dryer hook ups ready to go in the unit! Kitchen is complete with dishwasher and fridge. Step out side to your private balcony for afternoon relaxation or enjoy a swim in the community pool! Call today to schedule a showing.

3. 2026-01-12
   price $129,000 496-char remark

   Show marketing remark (496 chars)

   Looking to live in the middle of town and have very low maintenance? This property is located close distance to Moncas Park, Reds, Movies, Jet, Corner Bar, Zea's and minutes to UL! It's TWO BEDROOMS and TWO BATHROOMS so everyone has their own space. And there is Washer/dryer hook ups ready to go in the unit! Kitchen is complete with dishwasher and fridge. Step out side to your private balcony for afternoon relaxation or enjoy a swim in the community pool! Call today to schedule a showing.

4. 2025-10-02
   price $135,000 496-char remark

   Show marketing remark (496 chars)

   Looking to live in the middle of town and have very low maintenance? This property is located close distance to Moncas Park, Reds, Movies, Jet, Corner Bar, Zea's and minutes to UL! It's TWO BEDROOMS and TWO BATHROOMS so everyone has their own space. And there is Washer/dryer hook ups ready to go in the unit! Kitchen is complete with dishwasher and fridge. Step out side to your private balcony for afternoon relaxation or enjoy a swim in the community pool! Call today to schedule a showing.

5. 2025-08-14
   listed $142,500 Active 496-char remark

   Show marketing remark (496 chars)

   Looking to live in the middle of town and have very low maintenance? This property is located close distance to Moncas Park, Reds, Movies, Jet, Corner Bar, Zea's and minutes to UL! It's TWO BEDROOMS and TWO BATHROOMS so everyone has their own space. And there is Washer/dryer hook ups ready to go in the unit! Kitchen is complete with dishwasher and fridge. Step out side to your private balcony for afternoon relaxation or enjoy a swim in the community pool! Call today to schedule a showing.

6. 2023-07-18
   historical

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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: $14,162
• − Mortgage interest: −$6,436
• − Property taxes: −$1,305
• − Insurance: −$574
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − HOA: −$3,636
• − Depreciation: −$3,343
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $-743/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

-19.4% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $114,900 AcadianaMLS
• 2026-03-27 Price Changed $125,000 AcadianaMLS
• 2026-01-12 Price Changed $129,000 AcadianaMLS
• 2025-10-02 Price Changed $135,000 AcadianaMLS
• 2025-08-14 Listed $142,500 AcadianaMLS
• 2023-07-18 Rental Removed — Avail

Property tax history

+6.2%/yr

Latest (2025): $1,305 · -1.1% YoY. Source: county tax records.