207 Belle Plaine Ave · Lafayette, LA 70506

$218,000

3 bd · 2.0 ba · 1,379 sqft · SingleFamily public records · 15 Days on market

Built 1998 0.29 ac lot Est $196k · 11% over

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Why this score? — see what drove the F 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 +12.4/30.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract before listed.

Key facts

• Large backyard
• Covered patio
• New hvac system

Tags

• NEW HVAC SYSTEM
• UPDATED KITCHEN HARDWARE
• LARGE BACKYARD
• COVERED PATIO
• CONVENIENT ACCESS TO TOWN

Property features AI

Exterior

• Parking: Attached, open parking; 2 covered spaces (carport); Total 2 parking spaces
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Exterior lighting; Covered porch; Storage structure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric stove
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: High ceilings with cathedral and varied ceiling heights; Walk-in pantry; Walk-in closets; Tile countertops; Window treatments and bay windows; 1 wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-35 ($-416/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (22.8% below list).
• Recommended offer: $168k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Ridge Elementary School (math 40% / reading 52%, grade D-, #164 of 646 statewide, top 26%, 695 students, 62% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 35% 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 $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 15 days — a 2% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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: moderate flood risk; 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 $168,325 (22.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $195,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Belle Plaine Ave	0.06mi	3/2.0	1,370 (-1%)	13mo	$212,500	$155	86
119 Chicory Ln	0.16mi	3/2.0	1,506 (+9%)	6mo	$218,000	$145	72
206 Belle Plaine Ave	0.03mi	3/2.0	1,537 (+12%)	9mo	$218,000	$142	72
201 Belle Plaine Ave	0.04mi	3/2.0	1,475 (+7%)	19mo	$210,000	$142	71
216 Belle Plaine Ave	0.07mi	3/2.0	1,539 (+12%)	10mo	$218,000	$142	69
109 Cheshire Cir	0.60mi	3/2.0	1,457 (+6%)	6mo	$165,000	$113	58
147 Topping Rd	0.40mi	3/2.0	1,555 (+13%)	9mo	$340,000	$219	52
211 Dartmoor Dr	0.51mi	3/2.0	1,510 (+10%)	11mo	$205,000	$136	51
410 Lancaster Dr	0.62mi	3/2.0	1,570 (+14%)	7mo	$213,500	$136	42
104 Kettering Cir	0.55mi	3/2.0	1,574 (+14%)	12mo	$212,000	$135	40
119 Opus Ln	0.63mi	3/2.0	1,568 (+14%)	11mo	$199,999	$128	38
502 Lancaster Dr	0.69mi	3/2.0	1,549 (+12%)	17mo	$170,000	$110	33

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-35,678
• Equity at exit: $32,505

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-26,111
• Equity at exit: $18,849

Cash invested: $61,040 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-35

Break-even live

Break-even rent $1,727

Max offer price $211,874

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $27	+0% $-35	+5% $-96	+10% $-158
Rent	-10% $-168	-5% $-101	+0% $-35	+5% $32	+10% $98
Rate	-1.0pp $75	-0.5pp $21	base $-35	+0.5pp $-91	+1.0pp $-149

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Glade Blvd Lafayette, LA	3.0	2.0	1617	$1,695	$1.05	14d	1	1.09mi
225 Shadowbrush Bnd Lafayette, LA	3.0	2.0	1585	$1,700	$1.07	44d	1	1.13mi
127 Allister Rd Maurice, LA	4.0	2.0	1803	$1,575	$0.87	44d	1	1.17mi

Listing history 12 events

1. 2026-06-18
   days on market $218,000 Active 15 DOM
2. 2026-06-17
   days on market $218,000 Active 14 DOM
3. 2026-06-16
   days on market $218,000 Active 13 DOM
4. 2026-06-15
   days on market $218,000 Active 12 DOM
5. 2026-06-14
   days on market $218,000 Active 10 DOM
6. 2026-06-13
   days on market $218,000 Active 9 DOM
7. 2026-06-10
   days on market $218,000 Active 7 DOM
8. 2026-06-09
   days on market $218,000 Active 6 DOM
9. 2026-06-08
   days on market $218,000 Active 5 DOM
10. 2026-06-07
    days on market $218,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $218,000 Active 1 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $20,199
• − Mortgage interest: −$12,211
• − Property taxes: −$1,565
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$6,342
• Taxable loss: −$4,241
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $602/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

• 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

+126.4% since first listed

10 events — show timeline

• 2026-06-03 Listed $218,000 AcadianaMLS
• 2022-07-26 Sold (Public Records) $190,000 Public Records
• 2022-07-26 Listed $190,000 AcadianaMLS
• 2022-07-26 Sold (MLS) $190,000 AcadianaMLS
• 2004-06-25 Sold (MLS) $119,500 AcadianaMLS
• 2004-05-19 Listed $119,500 AcadianaMLS
• 2001-11-26 Sold (MLS) $105,000 AcadianaMLS
• 2001-08-06 Listed $106,500 AcadianaMLS
• 1998-09-09 Sold (MLS) $96,300 AcadianaMLS
• 1998-04-09 Listed $96,300 AcadianaMLS

Property tax history

+3.3%/yr

Latest (2025): $1,565 · -1.3% YoY. Source: county tax records.