130 E Pamela Dr · Lafayette, LA 70506

$160,000

3 bd · 2.5 ba · 1,636 sqft · Townhouse public records · 87 Days on market

Built 1980 2,178 sqft lot $98/sqft · 11% below area Est $179k · 11% under

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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 +22.5/30.0
• ARV discount +12.3/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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

All bedrooms and full bathrooms are located upstairs, providing a private retreat away from the main living spaces. Downstairs features spacious living and dining areas-perfect for entertaining or everyday comfort. A convenient laundry area is located in the downstairs half bath. Enjoy cozy evenings by the wood-burning fireplace, and step through the dining room's French doors to a private patio ideal for relaxing or outdoor gatherings.

Key facts

• Private patio
• 2,178 sq ft lot
• Parking

Tags

• SPACIOUS LIVING AREAS
• WOOD BURNING FIREPLACE
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $179,243
• List price: $160,000
• Delta: -10.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 St Germaine Cir	0.07mi	3/2.5	1,500 (-8%)	15mo	$250,000	$167	70

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,870
• Equity at exit: $23,857

10-year hold

• IRR: 6.8%
• Equity multiple: 1.53×
• Total profit: $23,907
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $270

Break-even live

Break-even rent $1,294

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	44d	1	0.16mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	13d	1	0.23mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	44d	1	0.26mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	44d	1	0.38mi
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	13d	1	0.39mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	13d	14	0.39mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	44d	5	0.46mi
204 Dublin Cir Unit A Lafayette, LA	3.0	2.5	2200	$1,895	$0.86	13d	1	0.50mi
111 Valencia Dr Lafayette, LA	3.0	2.0	1678	$1,750	$1.04	44d	1	0.51mi
105 San Carlos Cir Lafayette, LA	3.0	2.0	1580	$1,600	$1.01	44d	1	0.54mi
113 Faculty Dr Lafayette, LA	4.0	1.5	1321	$1,495	$1.13	13d	1	0.59mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	21d	1	0.74mi
214 Sunny Ln Lafayette, LA	3.0	2.0	1700	$2,350	$1.38	13d	1	0.80mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	13d	1	0.89mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,462	$1.32	13d	23	0.90mi
300 Highland Dr Lafayette, LA	4.0	2.0	2200	$1,900	$0.86	44d	1	1.01mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	13d	1	1.03mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	21d	1	1.09mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	13d	1	1.11mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	44d	1	1.16mi
3121 Johnston St #121 Lafayette, LA	2.0	2.0	1200	$1,400	$1.17	44d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $160,000 Active 87 DOM
2. 2026-06-17
   days on market $160,000 Active 86 DOM
3. 2026-06-16
   days on market $160,000 Active 85 DOM
4. 2026-06-15
   days on market $160,000 Active 84 DOM
5. 2026-06-14
   days on market $160,000 Active 82 DOM
6. 2026-06-13
   days on market $160,000 Active 81 DOM
7. 2026-06-10
   days on market $160,000 Active 79 DOM
8. 2026-06-09
   days on market $160,000 Active 78 DOM
9. 2026-06-08
   days on market $160,000 Active 77 DOM
10. 2026-06-07
    days on market $160,000 Active 76 DOM
11. 2026-06-05
    days on market $160,000 Active 73 DOM
12. 2026-06-03
    days on market $160,000 Active 72 DOM
13. 2026-06-02
    days on market $160,000 Active 71 DOM
14. 2026-06-01
    days on market $160,000 Active 70 DOM
15. 2026-05-31
    days on market $160,000 Active 69 DOM
16. 2026-05-30
    days on market $160,000 Active 68 DOM
17. 2026-04-23
    status Active 440-char remark

    Show marketing remark (440 chars)

    All bedrooms and full bathrooms are located upstairs, providing a private retreat away from the main living spaces. Downstairs features spacious living and dining areas-perfect for entertaining or everyday comfort. A convenient laundry area is located in the downstairs half bath. Enjoy cozy evenings by the wood-burning fireplace, and step through the dining room's French doors to a private patio ideal for relaxing or outdoor gatherings.

18. 2026-04-16
    status Pending 440-char remark

    Show marketing remark (440 chars)

    All bedrooms and full bathrooms are located upstairs, providing a private retreat away from the main living spaces. Downstairs features spacious living and dining areas-perfect for entertaining or everyday comfort. A convenient laundry area is located in the downstairs half bath. Enjoy cozy evenings by the wood-burning fireplace, and step through the dining room's French doors to a private patio ideal for relaxing or outdoor gatherings.

19. 2026-03-12
    listed $160,000 Active 440-char remark

    Show marketing remark (440 chars)

    All bedrooms and full bathrooms are located upstairs, providing a private retreat away from the main living spaces. Downstairs features spacious living and dining areas-perfect for entertaining or everyday comfort. A convenient laundry area is located in the downstairs half bath. Enjoy cozy evenings by the wood-burning fireplace, and step through the dining room's French doors to a private patio ideal for relaxing or outdoor gatherings.

20. 2018-07-17
    listed $148,900
21. 2018-04-19
    listed $152,900
22. 2018-03-06
    soldstatus $100,000
23. 2018-03-05
    soldstatus $100,000
24. 2018-01-05
    listed $109,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,632
• − Mortgage interest: −$8,962
• − Property taxes: −$1,396
• − Insurance: −$800
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,655
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $3,082/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

+46.8% since first listed

8 events — show timeline

• 2026-04-23 Relisted — AcadianaMLS
• 2026-04-16 Pending — AcadianaMLS
• 2026-03-12 Listed $160,000 AcadianaMLS
• 2018-07-17 Listed $148,900 AcadianaMLS
• 2018-04-19 Listed $152,900 AcadianaMLS
• 2018-03-06 Sold (Public Records) $100,000 Public Records
• 2018-03-05 Sold (MLS) $100,000 AcadianaMLS
• 2018-01-05 Listed $109,000 AcadianaMLS

Property tax history

+12.1%/yr

Latest (2025): $1,396 · -1.1% YoY. Source: county tax records.