1314 Dulles Dr Apt A · Lafayette, LA 70506

$100,000

3 bd · 3.0 ba · 2,994 sqft · Townhouse public records · 70 Days on market

Built 1980 1,306 sqft lot $33/sqft · 59% below area Est $136k · 26% under $209/mo HOA · 11% of rent ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to to easy low maintenance living in this 3 bedroom, 3 bathroom townhome. The spacious downstairs layout is perfect for both everyday living and entertaining featuring the kitchen, living and dining area, along with a full bathroom. Upstairs you'll find 3 bedrooms and 2 bathrooms. The primary bedroom has its own private full bathroom complete with a shower. No carpet throughout except for the stairs, combining style with easy maintenance. The kitchen is complete with full size appliances, including a refrigerator, dishwasher, washer and dryer, plus abundant cabinet space to keep everything organized and within reach. Step outside to enjoy your large covered back patio, ideal for relaxing or hosting guests. Parking is a breeze with two covered parking spaces plus an additional guest spot.Convenience is key with this home! Located just steps away from the front door is the community's oversized pool and easy access to the mailbox.Whether your looking for a primary residence or an investment opportunity, this townhome offers comfort, convenience, and a lifestyle you will love. Don't miss your chance to make it yours!

Key facts

• Oversized pool
• 1,306 sq ft lot
• 2 parking spots

Tags

• SPACIOUS DOWNSTAIRS LAYOUT
• PRIVATE FULL BATHROOM
• LARGE COVERED BACK PATIO
• TWO COVERED PARKING SPACES
• OVERSIZED POOL
• EASY ACCESS TO MAILBOX

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 39% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.85% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 4.5

CMA / ARV

• ARV (median comp): $135,815
• List price: $100,000
• Delta: -26.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.54×
• Total profit: $14,986
• Equity at exit: $14,910

10-year hold

• IRR: 23.2%
• Equity multiple: 3.14×
• Total profit: $59,955
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$209
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $453

Break-even live

Break-even rent $1,274

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $510	-5% $481	+0% $453	+5% $425	+10% $397
Rent	-10% $307	-5% $380	+0% $453	+5% $526	+10% $599
Rate	-1.0pp $504	-0.5pp $479	base $453	+0.5pp $427	+1.0pp $401

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Dublin Cir Unit A Lafayette, LA	3.0	2.5	2200	$1,895	$0.86	14d	1	0.04mi
506 Kees Cir Lafayette, LA	4.0	2.0	2433	$1,900	$0.78	21d	1	0.51mi
300 Highland Dr Lafayette, LA	4.0	2.0	2200	$1,900	$0.86	44d	1	1.43mi

HOA detail

• Monthly dues: $209 · $2,508/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 70 DOM
2. 2026-06-17
   days on market $100,000 Active 69 DOM
3. 2026-06-16
   days on market $100,000 Active 68 DOM
4. 2026-06-15
   days on market $100,000 Active 67 DOM
5. 2026-06-14
   days on market $100,000 Active 65 DOM
6. 2026-06-13
   days on market $100,000 Active 64 DOM
7. 2026-06-10
   days on market $100,000 Active 62 DOM
8. 2026-06-09
   days on market $100,000 Active 61 DOM
9. 2026-06-08
   days on market $100,000 Active 60 DOM
10. 2026-06-07
    days on market $100,000 Active 59 DOM
11. 2026-06-05
    days on market $100,000 Active 56 DOM
12. 2026-06-03
    days on market $100,000 Active 55 DOM
13. 2026-06-02
    days on market $100,000 Active 54 DOM
14. 2026-06-01
    days on market $100,000 Active 53 DOM
15. 2026-05-31
    days on market $100,000 Active 52 DOM
16. 2026-05-30
    days on market $100,000 Active 51 DOM
17. 2026-05-11
    price $105,000 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to to easy low maintenance living in this 3 bedroom, 3 bathroom townhome. The spacious downstairs layout is perfect for both everyday living and entertaining featuring the kitchen, living and dining area, along with a full bathroom. Upstairs you'll find 3 bedrooms and 2 bathrooms. The primary bedroom has its own private full bathroom complete with a shower. No carpet throughout except for the stairs, combining style with easy maintenance. The kitchen is complete with full size appliances, including a refrigerator, dishwasher, washer and dryer, plus abundant cabinet space to keep everything organized and within reach. Step outside to enjoy your large covered back patio, ideal for relaxing or hosting guests. Parking is a breeze with two covered parking spaces plus an additional guest spot.Convenience is key with this home! Located just steps away from the front door is the community's oversized pool and easy access to the mailbox.Whether your looking for a primary residence or an investment opportunity, this townhome offers comfort, convenience, and a lifestyle you will love. Don't miss your chance to make it yours!

18. 2026-04-29
    price $115,000 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to to easy low maintenance living in this 3 bedroom, 3 bathroom townhome. The spacious downstairs layout is perfect for both everyday living and entertaining featuring the kitchen, living and dining area, along with a full bathroom. Upstairs you'll find 3 bedrooms and 2 bathrooms. The primary bedroom has its own private full bathroom complete with a shower. No carpet throughout except for the stairs, combining style with easy maintenance. The kitchen is complete with full size appliances, including a refrigerator, dishwasher, washer and dryer, plus abundant cabinet space to keep everything organized and within reach. Step outside to enjoy your large covered back patio, ideal for relaxing or hosting guests. Parking is a breeze with two covered parking spaces plus an additional guest spot.Convenience is key with this home! Located just steps away from the front door is the community's oversized pool and easy access to the mailbox.Whether your looking for a primary residence or an investment opportunity, this townhome offers comfort, convenience, and a lifestyle you will love. Don't miss your chance to make it yours!

19. 2026-04-21
    price $119,000 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to to easy low maintenance living in this 3 bedroom, 3 bathroom townhome. The spacious downstairs layout is perfect for both everyday living and entertaining featuring the kitchen, living and dining area, along with a full bathroom. Upstairs you'll find 3 bedrooms and 2 bathrooms. The primary bedroom has its own private full bathroom complete with a shower. No carpet throughout except for the stairs, combining style with easy maintenance. The kitchen is complete with full size appliances, including a refrigerator, dishwasher, washer and dryer, plus abundant cabinet space to keep everything organized and within reach. Step outside to enjoy your large covered back patio, ideal for relaxing or hosting guests. Parking is a breeze with two covered parking spaces plus an additional guest spot.Convenience is key with this home! Located just steps away from the front door is the community's oversized pool and easy access to the mailbox.Whether your looking for a primary residence or an investment opportunity, this townhome offers comfort, convenience, and a lifestyle you will love. Don't miss your chance to make it yours!

20. 2026-04-17
    price $127,000 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to to easy low maintenance living in this 3 bedroom, 3 bathroom townhome. The spacious downstairs layout is perfect for both everyday living and entertaining featuring the kitchen, living and dining area, along with a full bathroom. Upstairs you'll find 3 bedrooms and 2 bathrooms. The primary bedroom has its own private full bathroom complete with a shower. No carpet throughout except for the stairs, combining style with easy maintenance. The kitchen is complete with full size appliances, including a refrigerator, dishwasher, washer and dryer, plus abundant cabinet space to keep everything organized and within reach. Step outside to enjoy your large covered back patio, ideal for relaxing or hosting guests. Parking is a breeze with two covered parking spaces plus an additional guest spot.Convenience is key with this home! Located just steps away from the front door is the community's oversized pool and easy access to the mailbox.Whether your looking for a primary residence or an investment opportunity, this townhome offers comfort, convenience, and a lifestyle you will love. Don't miss your chance to make it yours!

21. 2026-04-09
    listed $130,000 Active 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to to easy low maintenance living in this 3 bedroom, 3 bathroom townhome. The spacious downstairs layout is perfect for both everyday living and entertaining featuring the kitchen, living and dining area, along with a full bathroom. Upstairs you'll find 3 bedrooms and 2 bathrooms. The primary bedroom has its own private full bathroom complete with a shower. No carpet throughout except for the stairs, combining style with easy maintenance. The kitchen is complete with full size appliances, including a refrigerator, dishwasher, washer and dryer, plus abundant cabinet space to keep everything organized and within reach. Step outside to enjoy your large covered back patio, ideal for relaxing or hosting guests. Parking is a breeze with two covered parking spaces plus an additional guest spot.Convenience is key with this home! Located just steps away from the front door is the community's oversized pool and easy access to the mailbox.Whether your looking for a primary residence or an investment opportunity, this townhome offers comfort, convenience, and a lifestyle you will love. Don't miss your chance to make it yours!

22. 2019-12-18
    soldstatus $115,000
23. 2019-12-17
    soldstatus $115,000 798-char remark

    Show marketing remark (798 chars)

    HUGE THREE bedroom, THREE bathroom, YES, THREE bathroom, townhome with ZERO carpet (except on stairs) and new flooring in dining room, living room, and bedrooms! We took down the wallpaper and painted it neutral grays for your viewing pleasure. :) Huge pool that seems to be the biggest community pool in town just steps from the door. Literally steps away, so, that downstairs bathroom complete with a shower makes all kinds of sense. Plus, with a FULL SIZE kitchen, no galley kitchens here or even townhouse sized kitchen here. Tons of cabinet space, with refrigerator, dishwasher, washing machine, dryer, and stove ALL included.(!!!) If that's not enough to get you in the door to fall in love: add 2 covered parking spots and a large covered back patio!! Come check it out AND BRING US AN OFFER

24. 2019-10-21
    listed $115,000 798-char remark

    Show marketing remark (798 chars)

    HUGE THREE bedroom, THREE bathroom, YES, THREE bathroom, townhome with ZERO carpet (except on stairs) and new flooring in dining room, living room, and bedrooms! We took down the wallpaper and painted it neutral grays for your viewing pleasure. :) Huge pool that seems to be the biggest community pool in town just steps from the door. Literally steps away, so, that downstairs bathroom complete with a shower makes all kinds of sense. Plus, with a FULL SIZE kitchen, no galley kitchens here or even townhouse sized kitchen here. Tons of cabinet space, with refrigerator, dishwasher, washing machine, dryer, and stove ALL included.(!!!) If that's not enough to get you in the door to fall in love: add 2 covered parking spots and a large covered back patio!! Come check it out AND BRING US AN OFFER

25. 2019-04-09
    listed $117,000

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,173
• − Mortgage interest: −$5,602
• − Property taxes: −$1,275
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$2,508
• − Depreciation: −$2,909
• Taxable income: $4,329
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,399/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

-10.3% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $105,000 AcadianaMLS
• 2026-04-29 Price Changed $115,000 AcadianaMLS
• 2026-04-21 Price Changed $119,000 AcadianaMLS
• 2026-04-17 Price Changed $127,000 AcadianaMLS
• 2026-04-09 Listed $130,000 AcadianaMLS
• 2019-12-18 Sold (Public Records) $115,000 Public Records
• 2019-12-17 Sold (MLS) $115,000 AcadianaMLS
• 2019-10-21 Listed $115,000 AcadianaMLS
• 2019-04-09 Listed $117,000 AcadianaMLS

Property tax history

+31.8%/yr

Latest (2025): $1,275 · -1.1% YoY. Source: county tax records.