122 Pebble Beach Dr · Lafayette, LA 70592

$199,500

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 75 Days on market

Built 1983 5,227 sqft lot $160/sqft · at area comps Est $198k · at est.

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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 +7.5/30.0
• ARV discount +7.1/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

122 Pebble Beach is a beautifully renovated, move-in ready home showcasing quality updates throughout. The stunning kitchen offers modern finishes and is complemented by a massive walk-in pantry, while the spacious living room provides a warm and inviting space to relax or entertain. Bedrooms and bathrooms have been thoughtfully updated, and brand-new flooring and fresh paint flow throughout the entire home. Major system upgrades include new ductwork, new HVAC units, and new appliances for comfort and efficiency. Exterior improvements feature fresh paint, new Hardie plank siding, and stylish new shutters, giving the home excellent curb appeal. This is a fully updated property combining modern convenience with timeless charm.

Key facts

• 5,227 sq ft lot
• Parking
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (37.7% below list).
• Recommended offer: $124k (37.7% below list) — sets the bar for 1% rule.

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 (+1.6%/yr); 675 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent is only 16% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $146k; 37% 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 $124,306 (37.7% 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 75 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 13.4

CMA / ARV

• ARV (median comp): $197,645
• List price: $199,500
• Delta: 0.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Pine Valley Dr	0.14mi	3/2.0	1,246 (+0%)	4mo	$195,000	$157	90
120 Pebble Beach Dr	0.01mi	3/2.0	1,194 (-4%)	7mo	$185,000	$155	87
125 Sea Pines Dr	0.02mi	3/2.0	1,345 (+8%)	0mo	$193,000	$143	85
600 Carriage Light Loop	0.26mi	3/2.0	1,240 (-0%)	3mo	$184,000	$148	85
816 Carriage Light Loop	0.25mi	3/2.0	1,247 (+0%)	4mo	$185,000	$148	84
109 Waterstone Dr	0.31mi	3/2.0	1,272 (+2%)	3mo	$232,000	$182	79
113 Pebble Beach Dr	0.06mi	3/2.0	1,375 (+10%)	4mo	$210,000	$153	76
128 Marietta Dr	0.10mi	3/1.0	1,100 (-12%)	1mo	$175,000	$159	71
124 Marietta Dr	0.09mi	3/2.0	1,424 (+14%)	1mo	$200,000	$140	71
1010 Carriage Light Loop	0.32mi	2/1.5 (-1)	1,350 (+8%)	4mo	$155,000	$115	60
208 Vivian Dr	0.63mi	3/2.0	1,400 (+12%)	3mo	$210,000	$150	47
229 Vivian Dr	0.67mi	3/2.0	1,402 (+13%)	2mo	$207,000	$148	46

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.10×
• Total profit: $-50,075
• Equity at exit: $29,746

10-year hold

• IRR: -29.3%
• Equity multiple: -0.27×
• Total profit: $-71,162
• Equity at exit: $17,249

Cash invested: $55,860 (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 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 675
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-251

Break-even live

Break-even rent $1,561

Max offer price $155,091

Occupancy floor —

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Ryder Dr Unit 223 Lafayette, LA	2.0	1.5	900	$995	$1.11	21d	1	0.85mi
113 Oak Plains Aly Lafayette, LA	2.0	2.0	1000	$1,995	$2.00	21d	1	0.92mi
300 Rials Dr Unit A Lafayette, LA	3.0	2.0	1000	$895	$0.90	43d	1	0.94mi
216 Al Pearson Dr Unit B Lafayette, LA	2.0	1.5	1000	$900	$0.90	43d	1	0.94mi
116 Rials Dr Unit B Lafayette, LA	2.0	2.0	1000	$775	$0.78	43d	1	0.97mi
106 Doubloon Dr Lafayette, LA	2.0	2.0	1200	$1,200	$1.00	43d	1	1.00mi
424 Failla Rd Unit B Lafayette, LA	2.0	1.5	1000	$800	$0.80	13d	1	1.04mi
134 Sandest Dr Lafayette, LA	3.0	2.0	1173	$1,300	$1.11	21d	1	1.06mi
110 Country Ln Apt C Lafayette, LA	2.0	1.5	950	$775	$0.82	43d	1	1.11mi
110 Country Ln Lafayette, LA	2.0	1.5	950	$775	$0.82	21d	1	1.11mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	43d	1	1.15mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	21d	1	1.49mi

Listing history 13 events

1. 2026-05-13
   status Active 734-char remark

   Show marketing remark (734 chars)

   122 Pebble Beach is a beautifully renovated, move-in ready home showcasing quality updates throughout. The stunning kitchen offers modern finishes and is complemented by a massive walk-in pantry, while the spacious living room provides a warm and inviting space to relax or entertain. Bedrooms and bathrooms have been thoughtfully updated, and brand-new flooring and fresh paint flow throughout the entire home. Major system upgrades include new ductwork, new HVAC units, and new appliances for comfort and efficiency. Exterior improvements feature fresh paint, new Hardie plank siding, and stylish new shutters, giving the home excellent curb appeal. This is a fully updated property combining modern convenience with timeless charm.

2. 2026-05-13
   price $199,500 734-char remark

   Show marketing remark (734 chars)

   122 Pebble Beach is a beautifully renovated, move-in ready home showcasing quality updates throughout. The stunning kitchen offers modern finishes and is complemented by a massive walk-in pantry, while the spacious living room provides a warm and inviting space to relax or entertain. Bedrooms and bathrooms have been thoughtfully updated, and brand-new flooring and fresh paint flow throughout the entire home. Major system upgrades include new ductwork, new HVAC units, and new appliances for comfort and efficiency. Exterior improvements feature fresh paint, new Hardie plank siding, and stylish new shutters, giving the home excellent curb appeal. This is a fully updated property combining modern convenience with timeless charm.

3. 2026-05-05
   status Pending 734-char remark

   Show marketing remark (734 chars)

   122 Pebble Beach is a beautifully renovated, move-in ready home showcasing quality updates throughout. The stunning kitchen offers modern finishes and is complemented by a massive walk-in pantry, while the spacious living room provides a warm and inviting space to relax or entertain. Bedrooms and bathrooms have been thoughtfully updated, and brand-new flooring and fresh paint flow throughout the entire home. Major system upgrades include new ductwork, new HVAC units, and new appliances for comfort and efficiency. Exterior improvements feature fresh paint, new Hardie plank siding, and stylish new shutters, giving the home excellent curb appeal. This is a fully updated property combining modern convenience with timeless charm.

4. 2026-04-20
   price $204,000 734-char remark

   Show marketing remark (734 chars)

   122 Pebble Beach is a beautifully renovated, move-in ready home showcasing quality updates throughout. The stunning kitchen offers modern finishes and is complemented by a massive walk-in pantry, while the spacious living room provides a warm and inviting space to relax or entertain. Bedrooms and bathrooms have been thoughtfully updated, and brand-new flooring and fresh paint flow throughout the entire home. Major system upgrades include new ductwork, new HVAC units, and new appliances for comfort and efficiency. Exterior improvements feature fresh paint, new Hardie plank siding, and stylish new shutters, giving the home excellent curb appeal. This is a fully updated property combining modern convenience with timeless charm.

5. 2026-02-27
   listed $209,500 Active 734-char remark

   Show marketing remark (734 chars)

   122 Pebble Beach is a beautifully renovated, move-in ready home showcasing quality updates throughout. The stunning kitchen offers modern finishes and is complemented by a massive walk-in pantry, while the spacious living room provides a warm and inviting space to relax or entertain. Bedrooms and bathrooms have been thoughtfully updated, and brand-new flooring and fresh paint flow throughout the entire home. Major system upgrades include new ductwork, new HVAC units, and new appliances for comfort and efficiency. Exterior improvements feature fresh paint, new Hardie plank siding, and stylish new shutters, giving the home excellent curb appeal. This is a fully updated property combining modern convenience with timeless charm.

6. 2017-02-16
   soldstatus $146,000 593-char remark

   Show marketing remark (593 chars)

   This precious 3 bedroom, 2 bath home has been well maintained and stayed high and dry! This home boasts many updates both inside and out including a brand new HVAC unit and all new windows. The living room has real wood floors and a wood burning fireplace. The kitchen boasts stainless steel appliances and a beautiful quartz countertop. The outside is set up for entertaining with both a large deck and a covered patio with a built in bar, great for hosting parties. The large yard has a full privacy fence with a storage shed. Don't miss out on this one! Schedule your showing today!

7. 2016-11-05
   listed $150,000 593-char remark

   Show marketing remark (593 chars)

   This precious 3 bedroom, 2 bath home has been well maintained and stayed high and dry! This home boasts many updates both inside and out including a brand new HVAC unit and all new windows. The living room has real wood floors and a wood burning fireplace. The kitchen boasts stainless steel appliances and a beautiful quartz countertop. The outside is set up for entertaining with both a large deck and a covered patio with a built in bar, great for hosting parties. The large yard has a full privacy fence with a storage shed. Don't miss out on this one! Schedule your showing today!

8. 2013-10-18
   soldstatus $141,000
9. 2013-08-16
   listed $143,900
10. 2006-01-31
    soldstatus $111,000
11. 2005-11-09
    listed $111,000
12. 2002-10-11
    soldstatus $93,500
13. 2002-08-02
    listed $94,900

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $104/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: $14,917
• − Mortgage interest: −$11,175
• − Property taxes: −$1,249
• − Insurance: −$998
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$5,804
• Taxable loss: −$6,695
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-1,410/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): 32,167
• Household income: $93,204
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 424.0

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 24% Romanian 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 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: ▼ -41.24%
• Current HPI: 135.2825
• Rent YoY: ▲ 1.65%
• 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

+110.2% since first listed

13 events — show timeline

• 2026-05-13 Relisted — AcadianaMLS
• 2026-05-13 Price Changed $199,500 AcadianaMLS
• 2026-05-05 Pending — AcadianaMLS
• 2026-04-20 Price Changed $204,000 AcadianaMLS
• 2026-02-27 Listed $209,500 AcadianaMLS
• 2017-02-16 Sold (MLS) $146,000 AcadianaMLS
• 2016-11-05 Listed $150,000 AcadianaMLS
• 2013-10-18 Sold (MLS) $141,000 AcadianaMLS
• 2013-08-16 Listed $143,900 AcadianaMLS
• 2006-01-31 Sold (MLS) $111,000 AcadianaMLS
• 2005-11-09 Listed $111,000 AcadianaMLS
• 2002-10-11 Sold (MLS) $93,500 AcadianaMLS
• 2002-08-02 Listed $94,900 AcadianaMLS

Property tax history

+13.8%/yr

Latest (2025): $1,249 · -1.3% YoY. Source: county tax records.