101 Wilbourn Blvd #404 · Lafayette, LA 70506

$87,500

2 bd · 1.5 ba · 1,100 sqft · Townhouse public records · 146 Days on market

Built 1981 435 sqft lot Est $114k · 24% under $338/mo HOA · 26% 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +6.3/10.0
• 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

Fantastic condo located in the heart of Lafayette. Split level condo with a 1/2 bath downstairs and a fenced in patio area. Prequalification letter or proof of funds letter must accompany all offers.

Key facts

• Parking
• Community pool
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $88k.

Deal economics

• At list price, monthly cash flow is $105 ($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: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 146 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $114,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Rue Argenteuil	0.45mi	2/2.0	1,098 (-0%)	11mo	$190,000	$173	68
200 Lodge Dr #210	0.51mi	2/1.5	1,041 (-5%)	12mo	$108,000	$104	57
1310 Dulles Dr Unit D	0.22mi	2/2.5	1,250 (+14%)	12mo	$120,000	$96	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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-5,823
• Equity at exit: $13,047

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $10,573
• 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: $1,295 high
• Mortgage (P&I): −$459
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$36
• HOA: −$338
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $105

Break-even live

Break-even rent $1,162

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	0.04mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	13d	1	0.24mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	43d	1	0.43mi
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	43d	1	0.57mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	13d	14	0.65mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	43d	5	0.68mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	43d	1	0.87mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	43d	1	0.91mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	43d	1	0.91mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	43d	1	0.91mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	13d	1	0.91mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	43d	1	1.02mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	13d	23	1.05mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	13d	14	1.10mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	43d	1	1.21mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	13d	1	1.33mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	21d	1	1.50mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	13d	10	1.50mi

HOA detail

• Monthly dues: $338 · $4,056/yr

Listing history 16 events

1. 2026-06-10
   days on market $87,500 Active 146 DOM
2. 2026-06-09
   days on market $87,500 Active 145 DOM
3. 2026-06-08
   days on market $87,500 Active 144 DOM
4. 2026-06-07
   days on market $87,500 Active 143 DOM
5. 2026-06-05
   days on market $87,500 Active 140 DOM
6. 2026-06-03
   days on market $87,500 Active 139 DOM
7. 2026-06-02
   days on market $87,500 Active 138 DOM
8. 2026-06-01
   days on market $87,500 Active 137 DOM
9. 2026-05-31
   days on market $87,500 Active 136 DOM
10. 2026-05-30
    days on market $87,500 Active 135 DOM
11. 2026-03-09
    price $87,500
12. 2026-01-15
    listed $97,500 Active
13. 2011-03-04
    soldstatus $65,000 199-char remark

    Show marketing remark (199 chars)

    Fantastic condo located in the heart of Lafayette. Split level condo with a 1/2 bath downstairs and a fenced in patio area. Prequalification letter or proof of funds letter must accompany all offers.

14. 2010-07-01
    listed $59,900 199-char remark

    Show marketing remark (199 chars)

    Fantastic condo located in the heart of Lafayette. Split level condo with a 1/2 bath downstairs and a fenced in patio area. Prequalification letter or proof of funds letter must accompany all offers.

15. 2000-11-17
    soldstatus $60,000
16. 2000-09-07
    listed $63,500

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $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: $15,540
• − Mortgage interest: −$4,901
• − Property taxes: −$1,021
• − Insurance: −$438
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − HOA: −$4,056
• − Depreciation: −$2,545
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,234/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

+37.8% since first listed

6 events — show timeline

• 2026-03-09 Price Changed $87,500 AcadianaMLS
• 2026-01-15 Listed $97,500 AcadianaMLS
• 2011-03-04 Sold (MLS) $65,000 AcadianaMLS
• 2010-07-01 Listed $59,900 AcadianaMLS
• 2000-11-17 Sold (MLS) $60,000 AcadianaMLS
• 2000-09-07 Listed $63,500 AcadianaMLS

Property tax history

+20.9%/yr

Latest (2025): $1,021 · -1.1% YoY. Source: county tax records.