101 Wilbourn Blvd Apt 109 · Lafayette, LA 70506

$92,000

2 bd · 1.5 ba · 986 sqft · SingleFamily public records · 45 Days on market

Built 1981 435 sqft lot $93/sqft · 12% below area Est $111k · 17% under $338/mo HOA · 29% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +7.9/10.0
• DSCR +3.8/10.0
• 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

Conveniently located in Lafayette, Unit 109 features 2 bedroom, 1.5 bath, spacious bedrooms and closets within a quiet community, and just a short walk to the pool where you can cool off and relax! The current appliances remain so this well maintained home is completely MOVE-IN READY! Don't just take my word for it, schedule your showing today and see for yourself! HVAC upstairs was replaced less than 5 years ago and the unit downstairs was replaced in 2021. HOA includes ground and pool maintenance, hazard insurance, exterior maintenance and repair, water and trash pick up.

Key facts

• Parking
• Community pool
• Built 1981

Property features AI

Finance

• HOA & community: Monthly association fee of $338; Association covers grounds maintenance, insurance, repairs/maintenance, sewer, trash and water; Community pool

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric service
• Home design: Single family residence / Townhouse
• Construction: Brick veneer and vinyl siding with concrete construction
• Exterior features: Porch; Lighting

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Microwave; Electric stove
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Window treatments; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (26.1% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $68k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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.
• Zoned schools: S.J. Montgomery Elementary School (math 20% / reading 29%, grade F, #384 of 646 statewide, top 62%, 647 students, 73% FRL); L.J. Alleman Middle School (math 48% / reading 56%, grade C+, #23 of 218 statewide, top 10%, 952 students, 54% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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

• Watch-outs: flood insurance adds $125/mo; HOA is 29% of rent.
• 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 $68,029 (26.1% 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 45 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.29% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 6.5

CMA / ARV

• ARV (median comp): $111,168
• List price: $92,000
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Wilbourn Blvd Apt 503	0.05mi	2/1.0	1,056 (+7%)	1mo	$87,500	$83	83
101 Wilbourn Blvd #604	0.05mi	2/1.5	1,059 (+7%)	2mo	$65,000	$61	83
101 Wilbourn Blvd #707	0.05mi	2/1.5	1,059 (+7%)	4mo	$59,000	$56	82
200 Lodge Dr #1206	0.47mi	2/1.5	1,011 (+2%)	3mo	$104,500	$103	72
101 Wilbourn Blvd #913	0.10mi	2/1.5	1,100 (+12%)	7mo	$100,000	$91	70
106 Paris St	0.69mi	2/2.0	1,000 (+1%)	11mo	$162,000	$162	54
—	0.58mi	2/2.0	1,080 (+10%)	1mo	$125,000	$116	54
133 Rue Argenteuil	0.50mi	2/2.0	1,098 (+11%)	5mo	$187,000	$170	52
200 Lodge Dr #1202	0.47mi	2/1.5	1,130 (+15%)	5mo	$105,000	$93	50
—	0.58mi	3/2.0 (+1)	1,086 (+10%)	8mo	$141,000	$130	42
111 Federal St	0.68mi	3/2.0 (+1)	1,080 (+10%)	7mo	$158,900	$147	40
110 Federal St	0.65mi	3/2.0 (+1)	1,076 (+9%)	12mo	$132,400	$123	38

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: -24.5%
• Equity multiple: 0.15×
• Total profit: $-21,918
• Equity at exit: $13,717

10-year hold

• IRR: -14.4%
• Equity multiple: 0.09×
• Total profit: $-23,401
• Equity at exit: $7,954

Cash invested: $25,760 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$482
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$338
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-136

Break-even live

Break-even rent $1,354

Max offer price $68,029

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-110	+0% $-136	+5% $-162	+10% $-188
Rent	-10% $-229	-5% $-182	+0% $-136	+5% $-89	+10% $-42
Rate	-1.0pp $-89	-0.5pp $-112	base $-136	+0.5pp $-160	+1.0pp $-184

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	14d	1	0.03mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	14d	14	0.65mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	44d	5	0.68mi
3503 W Congress St Lafayette, LA	3.0	1.0	876	$875	$1.00	44d	1	0.87mi
3603 W Congress St Unit 133B Lafayette, LA	2.0	1.0	768	$950	$1.24	44d	1	0.91mi
326 Guilbeau Rd #248 Lafayette, LA	2.0	2.0	950	$1,085	$1.14	44d	1	0.91mi
326 Guilbeau Rd #131 Lafayette, LA	1.0	1.0	750	$950	$1.27	44d	1	0.91mi
3603 W Congress St Lafayette, LA	2.0	1.0	768	$950	$1.24	14d	1	0.91mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,164	$1.05	14d	23	1.05mi
317 Guilbeau Rd Lafayette, LA	1.0–3.0	1.0–1.5	833	$988	$1.19	14d	14	1.10mi
90 N Luke St Lafayette, LA	1.0–2.0	1.0–1.5	775	$925	$1.19	44d	1	1.21mi
115 Sycamore Dr Lafayette, LA	1.0	1.0	690	$900	$1.30	21d	1	1.26mi
101 Westwood Dr Lafayette, LA	1.0	1.0	651	$1,036	$1.59	14d	3	1.38mi
101 Glouchester Rd Lafayette, LA	1.0–2.0	1.0–2.0	840	$979	$1.17	14d	10	1.50mi

HOA detail

• Monthly dues: $338 · $4,056/yr
• Likely covers: watertrashexterior maint.insurancepool

Listing history 22 events

1. 2026-06-18
   days on market $92,000 Active 45 DOM
2. 2026-06-17
   days on market $92,000 Active 44 DOM
3. 2026-06-16
   days on market $92,000 Active 43 DOM
4. 2026-06-15
   days on market $92,000 Active 42 DOM
5. 2026-06-14
   days on market $92,000 Active 40 DOM
6. 2026-06-13
   days on market $92,000 Active 39 DOM
7. 2026-06-10
   days on market $92,000 Active 37 DOM
8. 2026-06-09
   days on market $92,000 Active 36 DOM
9. 2026-06-08
   days on market $92,000 Active 35 DOM
10. 2026-06-07
    days on market $92,000 Active 34 DOM
11. 2026-06-05
    days on market $92,000 Active 31 DOM
12. 2026-06-03
    days on market $92,000 Active 30 DOM
13. 2026-06-02
    days on market $92,000 Active 29 DOM
14. 2026-06-01
    days on market $92,000 Active 28 DOM
15. 2026-05-31
    days on market $92,000 Active 27 DOM
16. 2026-05-30
    days on market $92,000 Active 26 DOM
17. 2026-05-04
    listed $92,000 Active
18. 2022-09-27
    soldstatus $110,000 Sold 583-char remark

    Show marketing remark (583 chars)

    Conveniently located in Lafayette, Unit 109 features 2 bedroom, 1.5 bath, spacious bedrooms and closets within a quiet community, and just a short walk to the pool where you can cool off and relax! The current appliances remain so this well maintained home is completely MOVE-IN READY! Don't just take my word for it, schedule your showing today and see for yourself! HVAC upstairs was replaced less than 5 years ago and the unit downstairs was replaced in 2021. HOA includes ground and pool maintenance, hazard insurance, exterior maintenance and repair, water and trash pick up.

19. 2022-08-08
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Conveniently located in Lafayette, Unit 109 features 2 bedroom, 1.5 bath, spacious bedrooms and closets within a quiet community, and just a short walk to the pool where you can cool off and relax! The current appliances remain so this well maintained home is completely MOVE-IN READY! Don't just take my word for it, schedule your showing today and see for yourself! HVAC upstairs was replaced less than 5 years ago and the unit downstairs was replaced in 2021. HOA includes ground and pool maintenance, hazard insurance, exterior maintenance and repair, water and trash pick up.

20. 2022-08-05
    listed $105,000 Active 583-char remark

    Show marketing remark (583 chars)

    Conveniently located in Lafayette, Unit 109 features 2 bedroom, 1.5 bath, spacious bedrooms and closets within a quiet community, and just a short walk to the pool where you can cool off and relax! The current appliances remain so this well maintained home is completely MOVE-IN READY! Don't just take my word for it, schedule your showing today and see for yourself! HVAC upstairs was replaced less than 5 years ago and the unit downstairs was replaced in 2021. HOA includes ground and pool maintenance, hazard insurance, exterior maintenance and repair, water and trash pick up.

21. 2014-07-09
    listed $98,000
22. 2011-05-20
    listed $96,500

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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 6/10 Major FEMA zone A · 68% 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: $14,191
• − Mortgage interest: −$5,153
• − Property taxes: −$1,031
• − Insurance: −$1,962
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − HOA: −$4,056
• − Depreciation: −$2,676
• Taxable loss: −$2,959
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $-918/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

-4.7% since first listed

6 events — show timeline

• 2026-05-04 Listed $92,000 AcadianaMLS
• 2022-09-27 Sold (MLS) $110,000 AcadianaMLS
• 2022-08-08 Pending — AcadianaMLS
• 2022-08-05 Listed $105,000 AcadianaMLS
• 2014-07-09 Listed $98,000 AcadianaMLS
• 2011-05-20 Listed $96,500 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2025): $1,031 · -1.1% YoY. Source: county tax records.