204 Marathon Dr · Lafayette, LA 70501

$220,000

4 bd · 2.0 ba · 1,989 sqft · SingleFamily public records · 44 Days on market

Built 2021 Good condition 6,098 sqft lot $111/sqft · 16% below area Est $274k · 20% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 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. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Listed 44 days

Property features AI

Finance

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

Exterior

• Parking: 2 covered parking spaces; Garage
• Utilities: Gas service: Atmos; Electric: City; Public sewer
• Home design: Single family residence; City street and paved road frontage
• Construction: Brick veneer, brick, stucco, vinyl siding, frame, and concrete construction
• Exterior features: Covered and open patios/porches; Pond on the property; No fencing

Interior

• Kitchen: Granite counters; Dishwasher; Disposal; Gas cooktop; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Granite counters; Dishwasher; Disposal; Gas cooktop; Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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 76% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 246 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 2089% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $274,014
• List price: $220,000
• Delta: -19.71%
• 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
323 White Pine Dr	0.25mi	4/2.0	1,874 (-6%)	1mo	$249,000	$133	78
328 White Pine Dr	0.25mi	4/2.0	1,874 (-6%)	1mo	$254,500	$136	78
332 White Pine Dr	0.25mi	4/2.0	2,079 (+4%)	6mo	$269,000	$129	76
423 Starlight Dr	0.06mi	4/2.0	1,700 (-14%)	0mo	$230,000	$135	73
120 Red Pine Dr	0.30mi	4/2.0	1,874 (-6%)	6mo	$239,900	$128	71
330 White Pine Dr	0.25mi	5/3.0 (+1)	2,087 (+5%)	1mo	$269,500	$129	70
325 White Pine Dr	0.25mi	4/2.0	1,836 (-8%)	7mo	$250,000	$136	70
204 White Pine Dr	0.22mi	4/2.0	1,786 (-10%)	6mo	$236,000	$132	68
335 White Pine Dr	0.25mi	4/2.0	1,704 (-14%)	1mo	$237,000	$139	64
326 White Pine Dr	0.25mi	4/2.0	1,706 (-14%)	7mo	$250,000	$147	59
209 Norman Dr	0.30mi	3/3.0 (-1)	2,178 (+10%)	6mo	$140,000	$64	56
102 Kingswood Dr	0.52mi	3/2.0 (-1)	1,775 (-11%)	4mo	$215,000	$121	49

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $8,018
• Equity at exit: $32,803

10-year hold

• IRR: 16.5%
• Equity multiple: 2.62×
• Total profit: $100,068
• Equity at exit: $19,022

Cash invested: $61,600 (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 70501

• Rents YoY: 7.3%
• Active inventory: 246
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$92
• HOA: −$25
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $505

Break-even live

Break-even rent $1,878

Max offer price $220,000

Occupancy floor 75%

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: $55,000
• Closing costs: $6,600
• 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	13d	1	0.10mi
109 Red Pine Dr Lafayette, LA	4.0	3.0	2087	$3,500	$1.68	13d	1	0.25mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $220,000 Active 44 DOM
2. 2026-06-17
   days on market $220,000 Active 43 DOM
3. 2026-06-16
   days on market $220,000 Active 42 DOM
4. 2026-06-15
   days on market $220,000 Active 41 DOM
5. 2026-06-14
   days on market $220,000 Active 39 DOM
6. 2026-06-13
   days on market $220,000 Active 38 DOM
7. 2026-06-10
   days on market $220,000 Active 36 DOM
8. 2026-06-09
   days on market $220,000 Active 35 DOM
9. 2026-06-08
   days on market $220,000 Active 34 DOM
10. 2026-06-07
    days on market $220,000 Active 33 DOM
11. 2026-06-05
    days on market $220,000 Active 30 DOM
12. 2026-06-03
    days on market $220,000 Active 29 DOM
13. 2026-06-02
    days on market $220,000 Active 28 DOM
14. 2026-06-01
    days on market $220,000 Active 27 DOM
15. 2026-05-31
    days on market $220,000 Active 26 DOM
16. 2026-05-30
    days on market $220,000 Active 25 DOM
17. 2026-05-05
    listed $220,000 Active 474-char remark
18. 2022-07-20
    soldstatus $256,000 Sold 474-char remark

    Show marketing remark (474 chars)

    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. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring

19. 2022-05-13
    status Pending 474-char remark

    Show marketing remark (474 chars)

    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. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring

20. 2022-02-05
    price $256,000 474-char remark

    Show marketing remark (474 chars)

    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. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring

21. 2021-11-20
    listed $246,000 Active 474-char remark

    Show marketing remark (474 chars)

    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. Modern finishes include 3 cm granite, stainless gas appliances and hard surface flooring

ⓘ 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: −$12,323
• − Property taxes: −$2,557
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$300
• − Depreciation: −$6,400
• Taxable income: $2,689
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $5,413/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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 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%

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

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

-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.