173 Southfield Pkwy · Lafayette, LA 70506

$147,000

3 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 17 Days on market

Built 1989 1,742 sqft lot Est $229k · 36% under $72/mo HOA · 4% of rent

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• 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

Charming upgraded townhome ! Step into this meticulously maintained 2 story townhome that perfectly blends comfort and convenience! Featuring 3 spacious bedrooms- One on the main floor with plenty of natural light. This room could also be a great office should one need. Upstairs , each bedroom boasts its own private vanity area, with shared tub/shower added for practicality. The home has been freshly updated and newly painted walls. Adding a bright and welcoming vibe throughout . The kitchen features custom cabinets and gorgeous granite countertops, perfectly complimented by sleek stainless steel appliances. Outside area offers a new Privacy fence in patio area with storage offering a seren

Key facts

• Private vanity area
• New privacy fence
• Custom cabinets

Tags

• UPGRADED TOWNHOME
• PRIVATE VANITY AREA
• CUSTOM CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW PRIVACY FENCE

Property features AI

Finance

• Other: Directions: South on Johnston Street to West Broussard, right on W. Broussard and continue to Southfield Parkway; home is on the left
• HOA & community: Monthly association fee of $72; Association covers grounds maintenance; Community management provided

Exterior

• Parking: Assigned parking; Open parking available
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Located on a city street and cul-de-sac; paved road frontage; dead-end nearby
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Wood fencing; Open patio/porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric stove; Microwave; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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; 17 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 34% 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 $1k of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; 43% 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 $144,795 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $229,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Southfield Pkwy	0.02mi	3/1.5	1,350 (-8%)	1mo	$140,000	$104	85
206 Southfield Pkwy	0.07mi	3/1.5	1,280 (-13%)	0mo	$126,000	$98	75
205 Brattle Ct	0.51mi	3/2.0	1,463 (-0%)	0mo	$237,365	$162	73
113 Wakely Ct	0.42mi	3/2.0	1,356 (-8%)	1mo	$227,077	$167	64
104 Hidden Meadows Dr	0.43mi	3/2.0	1,603 (+9%)	0mo	$246,985	$154	63
301 Wakely Ct	0.42mi	4/2.0 (+1)	1,568 (+7%)	2mo	$256,985	$164	61
118 Brattle Ct	0.54mi	3/2.0	1,613 (+10%)	1mo	$250,957	$156	56
108 Brattle Ct	0.54mi	3/2.0	1,613 (+10%)	1mo	$250,997	$156	56
203 Brattle Ct	0.51mi	3/2.0	1,629 (+11%)	2mo	$250,916	$154	55
308 Hidden Meadows Dr	0.42mi	3/2.0	1,689 (+15%)	1mo	$261,985	$155	53
106 Braddish Ct	0.48mi	3/2.0	1,659 (+13%)	2mo	$256,996	$155	52
114 Betrillo Ct	0.64mi	3/2.0	1,613 (+10%)	2mo	$251,119	$156	51

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,183
• Equity at exit: $21,918

10-year hold

• IRR: 8.8%
• Equity multiple: 1.71×
• Total profit: $29,246
• Equity at exit: $12,710

Cash invested: $41,160 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$771
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$61
• HOA: −$72
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $295

Break-even live

Break-even rent $1,259

Max offer price $147,000

Occupancy floor 77%

Sensitivity live

Price	-10% $378	-5% $336	+0% $295	+5% $253	+10% $211
Rent	-10% $166	-5% $230	+0% $295	+5% $359	+10% $424
Rate	-1.0pp $369	-0.5pp $332	base $295	+0.5pp $257	+1.0pp $218

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	14d	1	0.05mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	44d	1	0.10mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	44d	1	0.18mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	21d	1	0.21mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	14d	25	0.21mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	21d	1	0.24mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	21d	1	0.38mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	14d	1	0.40mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	21d	1	0.49mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	14d	126	0.73mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	21d	1	0.74mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	14d	20	0.79mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	14d	34	0.84mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	21d	1	0.85mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	21d	1	0.96mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	21d	1	1.30mi
607 Marigny Cir Unit C Duson, LA	2.0	2.0	1000	$750	$0.75	21d	1	1.47mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 14 events

1. 2026-06-18
   days on market $147,000 Active 17 DOM
2. 2026-06-17
   days on market $147,000 Active 16 DOM
3. 2026-06-16
   days on market $147,000 Active 15 DOM
4. 2026-06-15
   days on market $147,000 Active 14 DOM
5. 2026-06-14
   days on market $147,000 Active 12 DOM
6. 2026-06-13
   days on market $147,000 Active 11 DOM
7. 2026-06-10
   days on market $147,000 Active 9 DOM
8. 2026-06-09
   days on market $147,000 Active 8 DOM
9. 2026-06-08
   days on market $147,000 Active 7 DOM
10. 2026-06-07
    days on market $147,000 Active 6 DOM
11. 2026-06-05
    days on market $147,000 Active 3 DOM
12. 2026-06-03
    days on market $147,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $147,000 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,583
• − Mortgage interest: −$8,234
• − Property taxes: −$1,085
• − Insurance: −$735
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − HOA: −$864
• − Depreciation: −$4,276
• Taxable income: $1,255
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $3,235/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: 8,670
• 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

+133.3% since first listed

3 events — show timeline

• 2026-06-01 Listed $147,000 AcadianaMLS
• 2018-03-29 Sold (Public Records) $102,500 Public Records
• 2012-11-19 Sold (Public Records) $63,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,085 · -1.3% YoY. Source: county tax records.