107 Williamsburg Cir Unit E · Lafayette, LA 70508

$166,500

3 bd · 2.0 ba · 1,365 sqft · Townhouse public records · 56 Days on market

Built 1990 $122/sqft · 12% below area Est $173k · at est. $80/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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in the Plantation Subdivision! This well-kept 3-bedroom, 2-bath home offers 1,250 square feet of flexible living space in one of Lafayette's most convenient locations. The mainfloor includes two spacious bedrooms and full bathroom, while the upstairs loft-style bedroom features its own private bath--perfect for guests, roommates, a home office, or a quiet retreat. With low HOA fees and quick access to Costco, Target, Topgolf, restaurants, and entertainment, this home is a great option for homeowners or investors. Comfort, value, and location all in one--don't miss it!

Key facts

• Low hoa fees
• Private bath
• 2 parking spots

Tags

• UPSTAIRS LOFT-STYLE BEDROOM
• PRIVATE BATH
• LOW HOA FEES
• QUICK ACCESS TO COSTCO
• QUICK ACCESS TO TARGET
• QUICK ACCESS TO TOPGOLF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $166k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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); 464 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 31% 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 $5k 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 56 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $124k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $161,505 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $172,887
• List price: $166,500
• Delta: -3.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Long Plantation Blvd Unit A	0.10mi	3/2.0	1,313 (-4%)	12mo	$192,500	$147	79
209 Long Plantation Blvd Unit I	0.13mi	3/2.0	1,407 (+3%)	12mo	$190,000	$135	78
1510 Kaliste Saloom Rd #104	0.27mi	2/2.5 (-1)	1,398 (+2%)	12mo	$329,000	$235	66
111 Jo Mar Rd	0.38mi	2/2.5 (-1)	1,227 (-10%)	12mo	$225,000	$183	49
201 Settlers Trace Blvd #2418	0.37mi	2/2.0 (-1)	1,193 (-13%)	14mo	$225,000	$189	45

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-17,106
• Equity at exit: $24,826

10-year hold

• IRR: -4.3%
• Equity multiple: 0.74×
• Total profit: $-11,893
• Equity at exit: $14,396

Cash invested: $46,620 (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: 464
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$873
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$80
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $212

Break-even live

Break-even rent $1,978

Max offer price $166,500

Occupancy floor 86%

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$2,342	$1.88	13d	16	0.20mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	43d	1	0.26mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	20d	1	0.36mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,848	$1.80	13d	12	0.37mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	43d	1	0.39mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	43d	1	0.39mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	43d	1	0.51mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	13d	1	0.51mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,535	$1.47	13d	5	0.55mi
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	44d	1	0.59mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	43d	1	0.59mi
150 La Rue Vil Lafayette, LA	3.0	2.0	1650	$1,650	$1.00	13d	1	0.65mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,640	$1.77	13d	28	0.66mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	13d	23	0.67mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	20d	1	0.72mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	43d	1	0.72mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	43d	1	0.73mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	13d	16	0.86mi
119 Coconut Grove Cir Lafayette, LA	3.0	2.5	1600	$1,800	$1.12	43d	1	0.87mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	13d	10	0.89mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	43d	1	0.95mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,875	$1.57	13d	15	0.98mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	43d	1	0.99mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	20d	1	1.08mi
207 Harbor Bend Blvd Lafayette, LA	3.0	2.0	1650	$1,595	$0.97	43d	1	1.09mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	13d	22	1.30mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,795	$1.63	13d	10	1.31mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	20d	1	1.33mi
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	43d	1	1.33mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	20d	1	1.33mi
112 Vieux Orleans Cir Unit C Lafayette, LA	2.0	1.0	900	$750	$0.83	13d	1	1.35mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$2,030	$1.98	20d	15	1.38mi
101 Vieux Orleans Cir Unit A Lafayette, LA	2.0	1.0	1000	$800	$0.80	43d	1	1.43mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	13d	1	1.50mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 9 events

1. 2026-06-17
   status $166,500 Pending 56 DOM
2. 2026-06-17
   days on market $166,500 Active 56 DOM
3. 2026-06-16
   status $166,500 Active 55 DOM
4. 2026-05-18
   status Pending 597-char remark

   Show marketing remark (597 chars)

   Welcome to easy living in the Plantation Subdivision! This well-kept 3-bedroom, 2-bath home offers 1,250 square feet of flexible living space in one of Lafayette's most convenient locations. The mainfloor includes two spacious bedrooms and full bathroom, while the upstairs loft-style bedroom features its own private bath--perfect for guests, roommates, a home office, or a quiet retreat. With low HOA fees and quick access to Costco, Target, Topgolf, restaurants, and entertainment, this home is a great option for homeowners or investors. Comfort, value, and location all in one--don't miss it!

5. 2026-04-21
   price $166,500 597-char remark

   Show marketing remark (597 chars)

   Welcome to easy living in the Plantation Subdivision! This well-kept 3-bedroom, 2-bath home offers 1,250 square feet of flexible living space in one of Lafayette's most convenient locations. The mainfloor includes two spacious bedrooms and full bathroom, while the upstairs loft-style bedroom features its own private bath--perfect for guests, roommates, a home office, or a quiet retreat. With low HOA fees and quick access to Costco, Target, Topgolf, restaurants, and entertainment, this home is a great option for homeowners or investors. Comfort, value, and location all in one--don't miss it!

6. 2026-03-24
   listed $175,000 Active 597-char remark

   Show marketing remark (597 chars)

   Welcome to easy living in the Plantation Subdivision! This well-kept 3-bedroom, 2-bath home offers 1,250 square feet of flexible living space in one of Lafayette's most convenient locations. The mainfloor includes two spacious bedrooms and full bathroom, while the upstairs loft-style bedroom features its own private bath--perfect for guests, roommates, a home office, or a quiet retreat. With low HOA fees and quick access to Costco, Target, Topgolf, restaurants, and entertainment, this home is a great option for homeowners or investors. Comfort, value, and location all in one--don't miss it!

7. 2011-02-17
   soldstatus $124,000
8. 2008-03-20
   soldstatus $134,000 161-char remark

   Show marketing remark (161 chars)

   ABSOLUTELY ADORABLE TOWNHOME IN PRIVATE CUL-DE-SAC LOCATION NEAR POOL; COVERED LARGE PATIO NEAR DEN AND DOWNSTAIRS BEDROOM; GRANITE COUNTERTOPS; LOTS OF STORAGE.

9. 2007-11-21
   listed $137,900 161-char remark

   Show marketing remark (161 chars)

   ABSOLUTELY ADORABLE TOWNHOME IN PRIVATE CUL-DE-SAC LOCATION NEAR POOL; COVERED LARGE PATIO NEAR DEN AND DOWNSTAIRS BEDROOM; GRANITE COUNTERTOPS; LOTS OF STORAGE.

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,363 · $114/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 8/10 Severe FEMA zone AE · 99% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,961
• − Mortgage interest: −$9,327
• − Property taxes: −$1,363
• − Insurance: −$5,951
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$960
• − Depreciation: −$4,844
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,498/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): 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

+20.7% since first listed

6 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-04-21 Price Changed $166,500 AcadianaMLS
• 2026-03-24 Listed $175,000 AcadianaMLS
• 2011-02-17 Sold (Public Records) $124,000 Public Records
• 2008-03-20 Sold (MLS) $134,000 AcadianaMLS
• 2007-11-21 Listed $137,900 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $1,363 · -1.1% YoY. Source: county tax records.