204 Marathon Dr · Lafayette, LA 70501

$190,000

4 bd · 2.0 ba · 1,989 sqft · SingleFamily public records · 95 Days on market

Built 2021 Good condition 6,098 sqft lot Garage $96/sqft · 28% below area Est $277k · 31% under $25/mo HOA · 1% of rent ↓ 11% since listing

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Why this score? — see what drove the B+ 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Kingston is a beautiful and spacious one-story home! It features a modern open floor plan design. The home has a large family room with windows that overlook the covered porch. The kitchen has an island, pantry, and is open to the dining space. The large bedroom suite has a walk-in closet. It also has three other bedrooms, another full bath, a utility room, and a two-car garage.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.9% 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); Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); Northside High School (math 17% / reading 22%, grade F, #186 of 265 statewide, top 73%, 655 students, 83% FRL) — zoned schools average 72% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,517/mo this rent would consume 91% of the median local household income ($33k/yr) (locally 18% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $277,353
• List price: $190,000
• Delta: -27.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 White Pine Dr	0.25mi	4/2.0	1,874 (-6%)	0mo	$246,500	$132	79
323 White Pine Dr	0.25mi	4/2.0	1,874 (-6%)	2mo	$249,000	$133	77
328 White Pine Dr	0.25mi	4/2.0	1,874 (-6%)	2mo	$254,500	$136	77
332 White Pine Dr	0.25mi	4/2.0	2,079 (+4%)	7mo	$269,000	$129	75
423 Starlight Dr	0.06mi	4/2.0	1,700 (-14%)	2mo	$230,000	$135	72
342 White Pine Dr	0.25mi	5/3.0 (+1)	2,087 (+5%)	1mo	$273,500	$131	70
120 Red Pine Dr	0.30mi	4/2.0	1,874 (-6%)	8mo	$239,900	$128	70
330 White Pine Dr	0.25mi	5/3.0 (+1)	2,087 (+5%)	3mo	$269,500	$129	69
204 White Pine Dr	0.22mi	4/2.0	1,786 (-10%)	7mo	$236,000	$132	66
335 White Pine Dr	0.25mi	4/2.0	1,704 (-14%)	2mo	$237,000	$139	63
1104 E Alexander St	0.21mi	3/2.0 (-1)	1,713 (-14%)	2mo	$175,000	$102	61
102 Kingswood Dr	0.52mi	3/2.0 (-1)	1,775 (-11%)	6mo	$215,000	$121	48

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.45×
• Total profit: $23,719
• Equity at exit: $28,330

10-year hold

• IRR: 23.1%
• Equity multiple: 3.40×
• Total profit: $127,761
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 14 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $239,750 ($132/sqft)
• Median days on market: 152 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70501

• Rents YoY: 7.3%
• Active inventory: 295
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$79
• HOA: −$25
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $675

Break-even live

Break-even rent $1,663

Max offer price $190,000

Occupancy floor 68%

Sensitivity live

Price	-10% $782	-5% $728	+0% $675	+5% $621	+10% $567
Rent	-10% $476	-5% $575	+0% $675	+5% $774	+10% $874
Rate	-1.0pp $770	-0.5pp $723	base $675	+0.5pp $625	+1.0pp $575

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Starlight Dr Lafayette, LA	4.0	2.0	1867	$3,500	$1.87	62d	1	0.10mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	62d	1	0.25mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300

Exterior

• Parking: 2 covered parking spacesGarage
• Utilities: Gas service: AtmosElectric: CityPublic sewer
• Home design: Single family residenceCity street and paved road frontage
• Construction: Brick veneer, brick, stucco, vinyl siding, frame, and concrete construction
• Exterior features: Covered and open patios/porchesPond on the propertyNo fencing

Interior

• Kitchen: Granite countersDishwasherDisposalGas cooktopMicrowave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Granite countersDishwasherDisposalGas cooktopMicrowave

Listing history 50 events

1. 2026-08-08
   days on market $190,000 Active 95 DOM
2. 2026-08-07
   days on market $190,000 Active 94 DOM
3. 2026-08-06
   days on market $190,000 Active 93 DOM
4. 2026-08-05
   days on market $190,000 Active 92 DOM
5. 2026-08-04
   days on market $190,000 Active 91 DOM
6. 2026-08-03
   days on market $190,000 Active 90 DOM
7. 2026-08-01
   price $190,000 Active 87 DOM
8. 2026-07-31
   days on market $200,000 Active 87 DOM
9. 2026-07-30
   days on market $200,000 Active 86 DOM
10. 2026-07-29
    days on market $200,000 Active 85 DOM
11. 2026-07-27
    days on market $200,000 Active 83 DOM
12. 2026-07-23
    days on market $200,000 Active 79 DOM
13. 2026-07-22
    days on market $200,000 Active 78 DOM
14. 2026-07-21
    days on market $200,000 Active 77 DOM
15. 2026-07-18
    days on market $200,000 Active 74 DOM
16. 2026-07-16
    days on market $200,000 Active 72 DOM
17. 2026-07-16
    pricedays on market $200,000 Active 71 DOM
18. 2026-07-14
    days on market $210,000 Active 70 DOM
19. 2026-07-13
    days on market $210,000 Active 69 DOM
20. 2026-07-12
    days on market $210,000 Active 68 DOM
21. 2026-07-11
    days on market $210,000 Active 67 DOM
22. 2026-07-10
    days on market $210,000 Active 66 DOM
23. 2026-07-09
    days on market $210,000 Active 65 DOM
24. 2026-07-08
    days on market $210,000 Active 64 DOM
25. 2026-07-07
    days on market $210,000 Active 63 DOM
26. 2026-07-06
    days on market $210,000 Active 62 DOM
27. 2026-07-05
    days on market $210,000 Active 61 DOM
28. 2026-07-04
    days on market $210,000 Active 60 DOM
29. 2026-07-03
    days on market $210,000 Active 59 DOM
30. 2026-07-02
    days on market $210,000 Active 58 DOM
31. 2026-07-01
    days on market $210,000 Active 57 DOM
32. 2026-06-30
    days on market $210,000 Active 56 DOM
33. 2026-06-29
    days on market $210,000 Active 55 DOM
34. 2026-06-28
    days on market $210,000 Active 54 DOM
35. 2026-06-28
    days on market $210,000 Active 53 DOM
36. 2026-06-27
    days on market $210,000 Active 52 DOM
37. 2026-06-25
    days on market $210,000 Active 50 DOM
38. 2026-06-23
    days on market $210,000 Active 48 DOM
39. 2026-06-21
    pricedays on market $210,000 Active 47 DOM
40. 2026-06-18
    days on market $220,000 Active 44 DOM
41. 2026-06-17
    days on market $220,000 Active 43 DOM
42. 2026-06-16
    days on market $220,000 Active 42 DOM
43. 2026-06-15
    days on market $220,000 Active 41 DOM
44. 2026-06-14
    days on market $220,000 Active 39 DOM
45. 2026-06-13
    days on market $220,000 Active 38 DOM
46. 2026-06-10
    days on market $220,000 Active 36 DOM
47. 2026-06-09
    days on market $220,000 Active 35 DOM
48. 2026-06-08
    days on market $220,000 Active 34 DOM
49. 2026-06-07
    days on market $220,000 Active 33 DOM
50. 2026-06-05
    days on market $220,000 Active 30 DOM

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $2,557 · $213/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $30,203
• − Mortgage interest: −$10,643
• − Property taxes: −$2,557
• − Insurance: −$950
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$300
• − Depreciation: −$5,527
• Taxable income: $5,393
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $6,802/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $9,945–$29,835 screening

This single-family home is in good condition with a modern open floor plan and well-maintained exterior. It has potential for a fresh coat of paint to enhance its curb appeal and interior walls to make it more inviting.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Trim and paint interior walls — Fresh paint can make the interior look more inviting and modern ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary J.w. Faulk Elementary School F LA #516/646 Nat'l #36,758/41,679 Middle Paul Breaux Middle School F LA #100/218 Nat'l #7,937/14,009 High Northside High School F LA #186/265 Nat'l #14,491/17,239

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

B Composite livability gradescore 70/100

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 · 280,930 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 18% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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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: ▼ -108.63%
• Current HPI: 81.2963
• Rent YoY: ▲ 7.35%
• Metro: Lafayette, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300

Exterior

• Parking: 2 covered parking spacesGarage
• Utilities: Gas service: AtmosElectric: CityPublic sewer
• Home design: Single family residenceCity street and paved road frontage
• Construction: Brick veneer, brick, stucco, vinyl siding, frame, and concrete construction
• Exterior features: Covered and open patios/porchesPond on the propertyNo fencing

Interior

• Kitchen: Granite countersDishwasherDisposalGas cooktopMicrowave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Granite countersDishwasherDisposalGas cooktopMicrowave

Price history

-10.6% since first listed

5 events — show timeline

• 2026-05-05 Listed $220,000 AcadianaMLS
• 2022-07-20 Sold (MLS) $256,000 AcadianaMLS
• 2022-05-13 Pending — AcadianaMLS
• 2022-02-05 Price Changed $256,000 AcadianaMLS
• 2021-11-20 Listed $246,000 AcadianaMLS

Property tax history

+119.0%/yr

Latest (2025): $2,557 · -1.1% YoY. Source: county tax records.