557 Esplanade Dr · Lafayette, LA 70508

$234,900

2 bd · 2.5 ba · 2,150 sqft · Townhouse public records · 158 Days on market

Built 1981 1,306 sqft lot $109/sqft · 26% below area Est $258k · 9% under $200/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +11.5/15.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within the prestigious confines of a gated community, this exquisite New Orleans-style townhome represents an extraordinary opportunity to embrace refined Southern living in one of Lafayette's most coveted enclaves.This meticulously crafted two-bedroom, two-and-a-half-bathroom residence spans an impressive seventeen hundred fifty square feet of thoughtfully designed living space, where architectural distinction meets contemporary comfort. The moment you pass through the private gated courtyard, you'll discover a home that whispers elegance in every carefully considered detail.Sunlight cascades through generous windows, illuminating the stunning hardwood floors that flow seamlessly throughout the interior. The heart of this residence showcases a chef-inspired kitchen adorned with lustrous granite countertops and custom wood painted cabinetry--a culinary sanctuary where both intimate dinners and grand entertaining unfold effortlessly.Perhaps the most enchanting feature awaits within: a dramatic dual fireplace that anchors the living spaces, while an interior balcony from the bedroom provides a theatrical overlook into the main gathering areas below. Step onto the rear upper-level balcony and witness the serene majesty of the Vermilion River--a private tableau of natural splendor that transforms ordinary mornings into extraordinary moments.The fully paved rear patio extends your entertaining possibilities beneath the Louisiana sky, perfect for languid afternoons and memorable gatherings with cherished guests.Location enthusiasts will appreciate the proximity to Lafayette Regional Airport and the University of Louisiana Lafayette, positioning you at the crossroads of convenience and culture.This is more than a residence--it is an invitation to embrace the art of sophisticated Southern living. Contact us today to arrange your private viewing.

Key facts

• Granite countertops
• Dual fireplace
• Interior balcony

Tags

• PRIVATE GATED COURTYARD
• CHEF INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM WOOD PAINTED CABINETRY
• DUAL FIREPLACE
• INTERIOR BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-64 ($-764/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (11.1% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.7% in Lafayette — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL).
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $188k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $206,712 (12.0% 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 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $258,044
• List price: $234,900
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-45,687
• Equity at exit: $35,024

10-year hold

• IRR: -18.0%
• Equity multiple: 0.10×
• Total profit: $-59,127
• Equity at exit: $20,310

Cash invested: $65,772 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 473
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$98
• HOA: −$200
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-64

Break-even live

Break-even rent $2,170

Max offer price $223,656

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $3	+0% $-64	+5% $-130	+10% $-197
Rent	-10% $-229	-5% $-146	+0% $-64	+5% $19	+10% $101
Rate	-1.0pp $55	-0.5pp $-4	base $-64	+0.5pp $-125	+1.0pp $-186

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Mall St Lafayette, LA	3.0	2.0	2693	$2,950	$1.10	45d	1	0.72mi
418 Marguerite Blvd Lafayette, LA	3.0	2.0	2107	$2,400	$1.14	23d	1	0.92mi
131 Fanny St Lafayette, LA	3.0	2.0	1906	$2,200	$1.15	45d	1	0.97mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	45d	1	1.49mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: security

Listing history 30 events

1. 2026-06-21
   days on market $234,900 Active 158 DOM
2. 2026-06-18
   days on market $234,900 Active 155 DOM
3. 2026-06-17
   days on market $234,900 Active 154 DOM
4. 2026-06-16
   price $234,900 Active 153 DOM
5. 2026-06-16
   days on market $239,900 Active 153 DOM
6. 2026-06-15
   days on market $239,900 Active 152 DOM
7. 2026-06-14
   days on market $239,900 Active 150 DOM
8. 2026-06-13
   days on market $239,900 Active 149 DOM
9. 2026-06-10
   days on market $239,900 Active 147 DOM
10. 2026-06-09
    days on market $239,900 Active 146 DOM
11. 2026-06-08
    days on market $239,900 Active 145 DOM
12. 2026-06-07
    days on market $239,900 Active 144 DOM
13. 2026-06-05
    days on market $239,900 Active 141 DOM
14. 2026-06-03
    days on market $239,900 Active 140 DOM
15. 2026-06-02
    days on market $239,900 Active 139 DOM
16. 2026-06-01
    days on market $239,900 Active 138 DOM
17. 2026-05-31
    days on market $239,900 Active 137 DOM
18. 2026-05-30
    days on market $239,900 Active 136 DOM
19. 2026-05-13
    price $239,900 1877-char remark

    Show marketing remark (1877 chars)

    Nestled within the prestigious confines of a gated community, this exquisite New Orleans-style townhome represents an extraordinary opportunity to embrace refined Southern living in one of Lafayette's most coveted enclaves.This meticulously crafted two-bedroom, two-and-a-half-bathroom residence spans an impressive seventeen hundred fifty square feet of thoughtfully designed living space, where architectural distinction meets contemporary comfort. The moment you pass through the private gated courtyard, you'll discover a home that whispers elegance in every carefully considered detail.Sunlight cascades through generous windows, illuminating the stunning hardwood floors that flow seamlessly throughout the interior. The heart of this residence showcases a chef-inspired kitchen adorned with lustrous granite countertops and custom wood painted cabinetry--a culinary sanctuary where both intimate dinners and grand entertaining unfold effortlessly.Perhaps the most enchanting feature awaits within: a dramatic dual fireplace that anchors the living spaces, while an interior balcony from the bedroom provides a theatrical overlook into the main gathering areas below. Step onto the rear upper-level balcony and witness the serene majesty of the Vermilion River--a private tableau of natural splendor that transforms ordinary mornings into extraordinary moments.The fully paved rear patio extends your entertaining possibilities beneath the Louisiana sky, perfect for languid afternoons and memorable gatherings with cherished guests.Location enthusiasts will appreciate the proximity to Lafayette Regional Airport and the University of Louisiana Lafayette, positioning you at the crossroads of convenience and culture.This is more than a residence--it is an invitation to embrace the art of sophisticated Southern living. Contact us today to arrange your private viewing.

20. 2026-03-16
    price $244,900 1877-char remark

    Show marketing remark (1877 chars)

    Nestled within the prestigious confines of a gated community, this exquisite New Orleans-style townhome represents an extraordinary opportunity to embrace refined Southern living in one of Lafayette's most coveted enclaves.This meticulously crafted two-bedroom, two-and-a-half-bathroom residence spans an impressive seventeen hundred fifty square feet of thoughtfully designed living space, where architectural distinction meets contemporary comfort. The moment you pass through the private gated courtyard, you'll discover a home that whispers elegance in every carefully considered detail.Sunlight cascades through generous windows, illuminating the stunning hardwood floors that flow seamlessly throughout the interior. The heart of this residence showcases a chef-inspired kitchen adorned with lustrous granite countertops and custom wood painted cabinetry--a culinary sanctuary where both intimate dinners and grand entertaining unfold effortlessly.Perhaps the most enchanting feature awaits within: a dramatic dual fireplace that anchors the living spaces, while an interior balcony from the bedroom provides a theatrical overlook into the main gathering areas below. Step onto the rear upper-level balcony and witness the serene majesty of the Vermilion River--a private tableau of natural splendor that transforms ordinary mornings into extraordinary moments.The fully paved rear patio extends your entertaining possibilities beneath the Louisiana sky, perfect for languid afternoons and memorable gatherings with cherished guests.Location enthusiasts will appreciate the proximity to Lafayette Regional Airport and the University of Louisiana Lafayette, positioning you at the crossroads of convenience and culture.This is more than a residence--it is an invitation to embrace the art of sophisticated Southern living. Contact us today to arrange your private viewing.

21. 2026-01-14
    listed $249,900 Active 1877-char remark

    Show marketing remark (1877 chars)

    Nestled within the prestigious confines of a gated community, this exquisite New Orleans-style townhome represents an extraordinary opportunity to embrace refined Southern living in one of Lafayette's most coveted enclaves.This meticulously crafted two-bedroom, two-and-a-half-bathroom residence spans an impressive seventeen hundred fifty square feet of thoughtfully designed living space, where architectural distinction meets contemporary comfort. The moment you pass through the private gated courtyard, you'll discover a home that whispers elegance in every carefully considered detail.Sunlight cascades through generous windows, illuminating the stunning hardwood floors that flow seamlessly throughout the interior. The heart of this residence showcases a chef-inspired kitchen adorned with lustrous granite countertops and custom wood painted cabinetry--a culinary sanctuary where both intimate dinners and grand entertaining unfold effortlessly.Perhaps the most enchanting feature awaits within: a dramatic dual fireplace that anchors the living spaces, while an interior balcony from the bedroom provides a theatrical overlook into the main gathering areas below. Step onto the rear upper-level balcony and witness the serene majesty of the Vermilion River--a private tableau of natural splendor that transforms ordinary mornings into extraordinary moments.The fully paved rear patio extends your entertaining possibilities beneath the Louisiana sky, perfect for languid afternoons and memorable gatherings with cherished guests.Location enthusiasts will appreciate the proximity to Lafayette Regional Airport and the University of Louisiana Lafayette, positioning you at the crossroads of convenience and culture.This is more than a residence--it is an invitation to embrace the art of sophisticated Southern living. Contact us today to arrange your private viewing.

22. 2013-08-22
    soldstatus $188,000
23. 2013-08-21
    soldstatus $188,000 782-char remark

    Show marketing remark (782 chars)

    This is a fantastic updated town home with an urban feel. The downstairs has a glassed sun room off the back that makes a perfect music, hobby or morning room. The living room has wood floors, a brick fireplace, and a wall of custom built book shelves, entertainment center and desk. The kitchen has slab granite countertops, wood flooring, a wall oven, an oversized sink, glass cabinet fronts & casement windows. The downstairs' floors have been redone and all the woodwork repainted throughout the house. All new appliances (3/13) except stove, and new plantation shutters up and down stairs. New air conditioner upstairs in March 13. There are vaulted ceilings in the master bedroom, a balcony overlooking the first floor, a formal dining with soaring ceilings and much more.

24. 2013-06-23
    listed $209,900 782-char remark

    Show marketing remark (782 chars)

    This is a fantastic updated town home with an urban feel. The downstairs has a glassed sun room off the back that makes a perfect music, hobby or morning room. The living room has wood floors, a brick fireplace, and a wall of custom built book shelves, entertainment center and desk. The kitchen has slab granite countertops, wood flooring, a wall oven, an oversized sink, glass cabinet fronts & casement windows. The downstairs' floors have been redone and all the woodwork repainted throughout the house. All new appliances (3/13) except stove, and new plantation shutters up and down stairs. New air conditioner upstairs in March 13. There are vaulted ceilings in the master bedroom, a balcony overlooking the first floor, a formal dining with soaring ceilings and much more.

25. 2007-08-24
    soldstatus $199,500
26. 2006-08-30
    listed $199,500
27. 2005-11-14
    soldstatus $198,000
28. 2005-10-18
    listed $204,000
29. 1998-06-15
    soldstatus $135,000
30. 1998-04-16
    listed $139,000

ⓘ 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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,069
• − Mortgage interest: −$13,158
• − Property taxes: −$2,212
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$2,400
• − Depreciation: −$6,833
• Taxable loss: −$4,720
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $369/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+72.6% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $239,900 AcadianaMLS
• 2026-03-16 Price Changed $244,900 AcadianaMLS
• 2026-01-14 Listed $249,900 AcadianaMLS
• 2013-08-22 Sold (Public Records) $188,000 Public Records
• 2013-08-21 Sold (MLS) $188,000 AcadianaMLS
• 2013-06-23 Listed $209,900 AcadianaMLS
• 2007-08-24 Sold (MLS) $199,500 AcadianaMLS
• 2006-08-30 Listed $199,500 AcadianaMLS
• 2005-11-14 Sold (MLS) $198,000 AcadianaMLS
• 2005-10-18 Listed $204,000 AcadianaMLS
• 1998-06-15 Sold (MLS) $135,000 AcadianaMLS
• 1998-04-16 Listed $139,000 AcadianaMLS

Property tax history

+8.2%/yr

Latest (2025): $2,212 · -1.1% YoY. Source: county tax records.