301 Fox Run Ave · Lafayette, LA 70508

$189,000

4 bd · 4.0 ba · 1,915 sqft · MultiFamily public records · 104 Days on market

Built 1980 5,700 sqft lot $99/sqft · 18% above area Est $158k · 20% over $42/mo HOA · 4% of rent

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

** Now offering seller financing on 30 year term; 6.75% with 10% down** Calling all investors! 301 Fox Run Ave is a one-story duplex for sale in Lafayette 70508! Each unit is a 2 bed 2 bath and 943 sqft. Washer/Dryer hookups in units. Tenant pays for electricity, owner pays for water, trash and sewer. One unit rents for $1,000 and the other $950. No flood insurance required. Central A/C.

Key facts

• Washer dryer hookups
• Central a c
• One story duplex

Tags

• ONE STORY DUPLEX
• WASHER DRYER HOOKUPS
• CENTRAL A C

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive. Per door: $298/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+1.2%/yr); 471 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 runs 32% of the median local income ($86k/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 $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 104 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 18% 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 $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $157,876
• List price: $189,000
• Delta: 19.71%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $3,252
• Equity at exit: $28,181

10-year hold

• IRR: 9.5%
• Equity multiple: 1.67×
• Total profit: $35,650
• Equity at exit: $16,341

Cash invested: $52,920 (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: 471
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$991
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$79
• HOA: −$42
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $595

Break-even live

Break-even rent $1,546

Max offer price $189,000

Occupancy floor 69%

Sensitivity live

Price	-10% $702	-5% $649	+0% $595	+5% $542	+10% $488
Rent	-10% $414	-5% $505	+0% $595	+5% $686	+10% $777
Rate	-1.0pp $691	-0.5pp $643	base $595	+0.5pp $546	+1.0pp $497

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,300
Total (2 units)			$2,300

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Highland Oaks Ln Unit A Lafayette, LA	3.0	2.5	1500	$2,750	$1.83	45d	1	0.19mi
104 Avalon St Lafayette, LA	3.0	2.0	1895	$1,800	$0.95	45d	1	0.36mi
207 Harbor Bend Blvd Lafayette, LA	3.0	2.0	1650	$1,595	$0.97	45d	1	0.68mi
304 Barataria Bay Pt Lafayette, LA	3.0	2.5	1712	$1,800	$1.05	45d	1	0.85mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	14d	1	0.88mi
102 Orchard Park Ave Lafayette, LA	4.0	3.0	2464	$4,200	$1.70	14d	1	0.88mi
207 Summerland Key Ln Lafayette, LA	4.0	3.0	2018	$2,350	$1.16	45d	1	0.98mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	14d	23	1.10mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	45d	1	1.17mi
13 Heatherstone Dr Lafayette, LA	3.0	2.0	1995	$2,800	$1.40	22d	1	1.24mi
404 Sparrowhawk St Broussard, LA	3.0	2.0	1825	$2,200	$1.21	14d	1	1.25mi
131 Fanny St Lafayette, LA	3.0	2.0	1906	$2,200	$1.15	45d	1	1.35mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: watersewertrashelectric

Listing history 14 events

1. 2026-06-05
   statusdays on market $189,000 Pending 104 DOM
2. 2026-06-03
   days on market $189,000 Active 103 DOM
3. 2026-06-02
   days on market $189,000 Active 102 DOM
4. 2026-06-01
   days on market $189,000 Active 101 DOM
5. 2026-05-31
   days on market $189,000 Active 100 DOM
6. 2026-05-30
   days on market $189,000 Active 99 DOM
7. 2026-04-27
   price $189,000 390-char remark

   Show marketing remark (390 chars)

   ** Now offering seller financing on 30 year term; 6.75% with 10% down** Calling all investors! 301 Fox Run Ave is a one-story duplex for sale in Lafayette 70508! Each unit is a 2 bed 2 bath and 943 sqft. Washer/Dryer hookups in units. Tenant pays for electricity, owner pays for water, trash and sewer. One unit rents for $1,000 and the other $950. No flood insurance required. Central A/C.

8. 2026-03-11
   price $185,000 390-char remark

   Show marketing remark (390 chars)

   ** Now offering seller financing on 30 year term; 6.75% with 10% down** Calling all investors! 301 Fox Run Ave is a one-story duplex for sale in Lafayette 70508! Each unit is a 2 bed 2 bath and 943 sqft. Washer/Dryer hookups in units. Tenant pays for electricity, owner pays for water, trash and sewer. One unit rents for $1,000 and the other $950. No flood insurance required. Central A/C.

9. 2026-02-19
   listed $200,000 Active 390-char remark

   Show marketing remark (390 chars)

   ** Now offering seller financing on 30 year term; 6.75% with 10% down** Calling all investors! 301 Fox Run Ave is a one-story duplex for sale in Lafayette 70508! Each unit is a 2 bed 2 bath and 943 sqft. Washer/Dryer hookups in units. Tenant pays for electricity, owner pays for water, trash and sewer. One unit rents for $1,000 and the other $950. No flood insurance required. Central A/C.

10. 2024-03-31
    historical $1,000
11. 2024-03-15
    listed $1,000
12. 2021-03-08
    soldstatus $160,000
13. 2021-03-04
    soldstatus $160,000 445-char remark

    Show marketing remark (445 chars)

    Calling all investors! Have you been listening to the podcasts about real estate investing? Have you been thinking about acquiring your first deal? This is the property for you!! It is time to pull the trigger! Stove/Refrigerator included. Washer/Dryer hookups in units. Tenant pays for lights, owner pays for water, trash and sewer. 100% occupancy. 24 hour notice required for showings. Please do not approach tenants prior to approved showing.

14. 2020-08-28
    listed $165,000 445-char remark

    Show marketing remark (445 chars)

    Calling all investors! Have you been listening to the podcasts about real estate investing? Have you been thinking about acquiring your first deal? This is the property for you!! It is time to pull the trigger! Stove/Refrigerator included. Washer/Dryer hookups in units. Tenant pays for lights, owner pays for water, trash and sewer. 100% occupancy. 24 hour notice required for showings. Please do not approach tenants prior to approved showing.

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 ≥109°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: $27,600
• − Mortgage interest: −$10,587
• − Property taxes: −$1,317
• − Insurance: −$945
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$504
• − Depreciation: −$5,498
• Taxable income: $4,333
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $6,105/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): 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

+14.5% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $189,000 AcadianaMLS
• 2026-03-11 Price Changed $185,000 AcadianaMLS
• 2026-02-19 Listed $200,000 AcadianaMLS
• 2024-03-31 Rental Removed $1,000 APPFOLIO
• 2024-03-15 Listed for Rent $1,000 APPFOLIO
• 2021-03-08 Sold (Public Records) $160,000 Public Records
• 2021-03-04 Sold (MLS) $160,000 AcadianaMLS
• 2020-08-28 Listed $165,000 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $1,317 · -1.3% YoY. Source: county tax records.