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None Multi-family
D Composite 43.28
Why this score? — see what drove the D 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 +6.9/30.0
  • 1% rule +4.9/10.0
  • Schools +4.4/10.0
  • Condition / age +4.0/5.0
  • Rent growth +3.5/5.0
  • Livability +3.5/5.0
  • DSCR +1.1/10.0
  • Appreciation +0.0/10.0

$115,000

None · Lafayette, LA 70506
None bd · None ba · 880 sqft · MultiFamily · 54 Days on market
Good condition $131/sqft · 37% below area Est $181k · 37% under $275/mo HOA · 24% of rent ↓ 7% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

THIS GATED COMMUNITY CONDOMINIUM IS READY FOR A NEW OWNER! Just minutes from ULL campus, so many great venues, places of worship, restaurants, festival locations, and on the city bus route. Must see great investement or great place to call home. 2-bedroom, 1 full bath second floor unit. This unit has its own Utility Room with stacked washer/dryer, and full-service kitchen (includes refrigerator, electric range, and dishwasher). The bedrooms and closets are roomy, with separate living area and dining area. Two vehicle parking are assigned.

Key facts

  • 2 parking spots
  • Listed 53 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a multifamily listed at $115k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $72k (37.7% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (1.4% below list).
  • Recommended offer: $72k (37.7% below list) — sets the bar for cash-flow.

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: Woodvale Elementary School (math 56% / reading 59%, grade C+, #76 of 646 statewide, top 12%, 890 students, 56% FRL); Lafayette Middle School (math 12% / reading 29%, grade F, #161 of 218 statewide, top 76%, 369 students, 83% FRL); Lafayette High School (math 57% / reading 51%, grade C-, #28 of 265 statewide, top 11%, 1,852 students, 52% FRL).
  • Market conditions: Rents rising fast (+4.1%/yr); 613 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 $795 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 54 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: flood insurance adds $125/mo; HOA is 24% 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 $71,653 (37.7% 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 54 days. Have you received any prior offers? Is the seller open to a 38% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  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
0.99%
Cap rate
4.47%
Cash-on-cash
-6.50%
DSCR
0.71
GRM
8.5

CMA / ARV

ARV (median comp)
$181,103
List price
$115,000
Delta
-36.50%
Verdict
UNDERPRICED
Comps
2 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
0.00mi 2/2.0 1,080 (+23%) 4mo $125,000 $116 72
101 Wilbourn Blvd #102 0.58mi 2/1.5 924 (+5%) 9mo $50,000 $54 57
101 Wilbourn Blvd Apt 503 0.61mi 2/1.0 1,056 (+20%) 4mo $87,500 $83 43
100 Winchester Dr #308 0.60mi 2/1.5 1,050 (+19%) 6mo $103,000 $98 42
4620 W Congress St #51 0.60mi 2/2.0 1,050 (+19%) 6mo $127,500 $121 42
101 Wilbourn Blvd #604 0.64mi 2/1.5 1,059 (+20%) 5mo $65,000 $61 41
101 Wilbourn Blvd #707 0.63mi 2/1.5 1,059 (+20%) 7mo $59,000 $56 40
307 Downing St 0.79mi 3/1.0 1,083 (+23%) 1mo $158,000 $146 39
200 Lodge Dr #1206 1.03mi 2/1.5 1,011 (+15%) 6mo $104,500 $103 35
314 Harrell Dr 1.49mi 3/1.5 1,100 (+25%) 7mo $170,000 $155 34
225 Downing St 0.85mi 3/2.0 1,088 (+24%) 8mo $150,000 $138 34
133 Rue Argenteuil 1.07mi 2/2.0 1,098 (+25%) 8mo $187,000 $170 34

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
-34.1%
Equity multiple
-0.12×
Total profit
$-36,160
Equity at exit
$17,147
10-year hold
IRR
-31.9%
Equity multiple
-0.54×
Total profit
$-49,565
Equity at exit
$9,943

Cash invested: $32,200 (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.

ZIP-level market 70506

Home prices YoY
-34.8%
Rents YoY
4.1%
Active inventory
613
Price-to-rent
8.5×

Monthly cashflow live

Estimated rent
$1,133 high interval (Pro) →
Mortgage (P&I)
$603
Tax est. 1.5%
$144 /mo · $1,725/yr
Insurance
$48
Flood insurance flood zone
−$125 /mo · $1,502/yr
HOA
$275
Vacancy / Maint / Mgmt
$238
Net cashflow
$-300

Break-even live

Break-even rent $1,513
Max offer price $71,653
Occupancy floor

Sensitivity live

Price -10% $-220 -5% $-260 +0% $-300 +5% $-339 +10% $-379
Rent -10% $-389 -5% $-344 +0% $-300 +5% $-255 +10% $-210
Rate -1.0pp $-242 -0.5pp $-270 base $-300 +0.5pp $-329 +1.0pp $-360

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
$28,750
Closing costs
$3,450
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
2700 Ambassador Caffery Pkwy Lafayette, LA 1.0–2.0 1.0–2.0 825 $1,103 $1.34 6d 15 0.09mi
403 Strasbourg Dr Unit A Lafayette, LA 2.0 1.0 $950 116d 1 0.31mi
401 Strasbourg Dr Lafayette, LA 3.0 2.0 1500 $1,450 $0.97 139d 1 0.32mi
123 Highland Dr Lafayette, LA 3.0 2.0 1550 $1,700 $1.10 116d 1 0.49mi
403 Bell Downs Dr Lafayette, LA 3.0 2.5 1600 $1,500 $0.94 6d 1 0.51mi
212 Bell Downs Dr Lafayette, LA 3.0 2.5 1536 $1,500 $0.98 0d 1 0.51mi
326 Guilbeau Rd #248 Lafayette, LA 2.0 2.0 950 $1,085 $1.14 139d 1 0.60mi
326 Guilbeau Rd #220 Lafayette, LA 2.0 2.0 920 $925 $1.01 6d 1 0.60mi
326 Guilbeau Rd #131 Lafayette, LA 1.0 1.0 750 $950 $1.27 139d 1 0.60mi
326 Guilbeau Rd #225 Lafayette, LA 2.0 2.0 950 $1,085 $1.14 6d 1 0.60mi
108 Appleoak Ave Unit B Lafayette, LA 2.0 2.5 1348 $1,495 $1.11 139d 1 0.61mi
101 Wilbourn Blvd #304 Lafayette, LA 2.0 1.5 1150 $1,275 $1.11 139d 1 0.61mi
101 Wilbourn Blvd #210 Lafayette, LA 2.0 1.5 $1,250 116d 1 0.61mi
106 Seattle St Lafayette, LA 3.0 2.0 1480 $1,900 $1.28 139d 1 0.62mi
215 Sleepy Hollow Dr Lafayette, LA 3.0 2.0 1505 $2,000 $1.33 6d 1 0.62mi
101 Wilbourn Blvd #503 Lafayette, LA 2.0 1.5 1100 $1,300 $1.18 109d 1 0.63mi
127 E Pamela Dr Lafayette, LA 2.0 1.5 1271 $1,250 $0.98 6d 1 0.64mi
108 Pamela Dr Lafayette, LA 3.0 2.0 1200 $1,500 $1.25 6d 1 0.65mi
206 Dijon Dr Lafayette, LA 3.0 2.0 1107 $1,500 $1.36 6d 1 0.65mi
317 Guilbeau Rd Lafayette, LA 1.0–3.0 1.0–1.5 833 $1,100 $1.32 5d 11 0.67mi
203 Crystal Ln Lafayette, LA 3.0 2.0 1200 $1,550 $1.29 109d 1 0.68mi
101 Wilbourn Blvd #904 Lafayette, LA 2.0 1.5 1100 $1,250 $1.14 6d 1 0.69mi
315 Guilbeau Rd Lafayette, LA 1.0–2.0 1.0–2.0 650 $1,095 $1.68 0d 5 0.71mi
201 Castle Row Lafayette, LA 3.0 2.0 1595 $1,800 $1.13 109d 1 0.79mi
204 Dublin Cir Unit A Lafayette, LA 3.0 2.5 2200 $1,745 $0.79 6d 1 0.84mi
204 Dublin Cir Unit A Lafayette, LA 3.0 2.5 2200 $1,895 $0.86 109d 1 0.84mi
3603 W Congress St Unit 133B Lafayette, LA 2.0 1.0 768 $950 $1.24 139d 1 0.85mi
3603 W Congress St Apt 203A Lafayette, LA 1.0 1.0 625 $795 $1.27 6d 1 0.85mi
3603 W Congress St Apt 222B Lafayette, LA 2.0 1.0 768 $832 $1.08 6d 1 0.85mi
300 McDonald St Lafayette, LA 1.0–2.0 1.0–2.0 900 $990 $1.10 4d 6 0.85mi
3603 W Congress St Lafayette, LA 2.0 1.0 768 $950 $1.24 109d 1 0.85mi
100 Belle Fontaine Dr Lafayette, LA 1.0–3.0 1.0–2.0 950 $1,095 $1.15 5d 19 0.87mi
3503 W Congress St Lafayette, LA 3.0 1.0 876 $875 $1.00 139d 1 0.88mi
106 Maple Dr Lafayette, LA 3.0 2.0 1800 $2,100 $1.17 109d 1 0.89mi
115 Sycamore Dr Lafayette, LA 1.0 1.0 690 $888 $1.29 6d 5 0.90mi
206 Guilbeau Rd Lafayette, LA 3.0 2.0 1820 $1,900 $1.04 6d 1 0.94mi
100 Maple Dr Lafayette, LA 3.0 2.0 1215 $1,500 $1.23 6d 1 0.94mi
111 Valencia Dr Lafayette, LA 3.0 2.0 1678 $1,750 $1.04 139d 1 0.96mi
655 Marie Antoinette St Lafayette, LA 1.0–2.0 1.0–2.0 900 $1,156 $1.28 3d 14 0.98mi
101 Glouchester Rd Lafayette, LA 1.0–2.0 1.0–2.0 840 $964 $1.15 6d 8 0.99mi

Property features AI

Finance

HOA & community
Homeowners association with monthly fee of 275

Exterior

Parking
2 parking spaces
Utilities
Public sewer
Home design
CondominiumResidential zoningSingle unit in building
Construction
Frame constructionBrick veneer
Exterior features
Frame and brick veneer exterior

Interior

Kitchen
DishwasherRefrigerator
Heating & cooling
Central heatingHeat unit(s)Central air conditioningAC unit(s)
Interior features
DishwasherRefrigeratorCentral air conditioningAC unit(s)Central heatingHeat unit(s)

HOA detail $275/mo · $3,300/yr

Likely covers
electricsecurity

Listing history 50 events

  1. 2026-08-05
    days on market $115,000 Active 54 DOM
  2. 2026-08-04
    days on market $115,000 Active 53 DOM
  3. 2026-08-03
    days on market $115,000 Active 52 DOM
  4. 2026-07-31
    days on market $115,000 Active 49 DOM
  5. 2026-07-30
    days on market $115,000 Active 48 DOM
  6. 2026-07-30
    price $115,000 Active 47 DOM
  7. 2026-07-29
    days on market $125,000 Active 47 DOM
  8. 2026-07-27
    days on market $125,000 Active 45 DOM
  9. 2026-07-23
    days on market $125,000 Active 41 DOM
  10. 2026-07-22
    days on market $125,000 Active 40 DOM
  11. 2026-07-21
    days on market $125,000 Active 39 DOM
  12. 2026-07-18
    days on market $125,000 Active 36 DOM
  13. 2026-07-16
    days on market $125,000 Active 34 DOM
  14. 2026-07-16
    days on market $125,000 Active 33 DOM
  15. 2026-07-14
    days on market $125,000 Active 32 DOM
  16. 2026-07-13
    days on market $125,000 Active 31 DOM
  17. 2026-07-12
    days on market $125,000 Active 30 DOM
  18. 2026-07-11
    days on market $125,000 Active 29 DOM
  19. 2026-07-10
    days on market $125,000 Active 28 DOM
  20. 2026-07-09
    days on market $125,000 Active 27 DOM
  21. 2026-07-08
    days on market $125,000 Active 26 DOM
  22. 2026-07-07
    days on market $125,000 Active 25 DOM
  23. 2026-07-06
    days on market $125,000 Active 24 DOM
  24. 2026-07-05
    days on market $125,000 Active 23 DOM
  25. 2026-07-04
    days on market $125,000 Active 22 DOM
  26. 2026-07-03
    days on market $125,000 Active 21 DOM
  27. 2026-07-02
    days on market $125,000 Active 20 DOM
  28. 2026-07-01
    days on market $125,000 Active 19 DOM
  29. 2026-06-30
    days on market $125,000 Active 18 DOM
  30. 2026-06-29
    price $125,000 Active 17 DOM
  31. 2026-06-29
    days on market $135,000 Active 17 DOM
  32. 2026-06-28
    days on market $135,000 Active 16 DOM
  33. 2026-06-28
    days on market $135,000 Active 15 DOM
  34. 2026-06-27
    days on market $135,000 Active 14 DOM
  35. 2026-06-25
    days on market $135,000 Active 12 DOM
  36. 2026-06-23
    days on market $135,000 Active 10 DOM
  37. 2026-06-21
    days on market $135,000 Active 9 DOM
  38. 2026-06-18
    days on market $135,000 Active 6 DOM
  39. 2026-06-17
    days on market $135,000 Active 5 DOM
  40. 2026-06-16
    days on market $135,000 Active 4 DOM
  41. 2026-06-15
    days on market $135,000 Active 3 DOM
  42. 2026-06-13
    statusdays on market $135,000 Active 1 DOM
  43. 2026-06-10
    days on market $135,000 Coming Soon 21 DOM
  44. 2026-06-09
    days on market $135,000 Coming Soon 20 DOM
  45. 2026-06-08
    days on market $135,000 Coming Soon 19 DOM
  46. 2026-06-07
    days on market $135,000 Coming Soon 18 DOM
  47. 2026-06-05
    days on market $135,000 Coming Soon 15 DOM
  48. 2026-06-03
    days on market $135,000 Coming Soon 14 DOM
  49. 2026-06-02
    days on market $135,000 Coming Soon 13 DOM
  50. 2026-06-01
    days on market $135,000 Coming Soon 12 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 1/10 Low FEMA zone A · 0% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$13,601
− Mortgage interest
−$6,442
− Property taxes
−$1,725
− Insurance
−$2,078
− Repairs & maintenance
−$1,088
− Management
−$1,088
− HOA
−$3,300
− Depreciation
−$3,345
Taxable loss
−$5,465
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,312
After-tax cash flow
$-2,283/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.

Condition & rehab AI · 23 photos

Good 80/100 Cosmetic rehab Est. rehab $4,400–$13,200 screening

This gated community condominium is in good condition with minimal repairs needed. It offers a great investment opportunity or a move-in-ready home.

Value-add opportunities

  • Both Paint exterior siding — Enhances curb appeal and property value.
  • Both Clean gutters — Improves drainage and property value.
  • Both Replace carpet in living room — Fresh carpet can improve the living space and attract more tenants.
  • Both Install new kitchen backsplash — A backsplash can add a modern touch and increase the property's value.
  • Both Replace bathroom fixtures — Fresh fixtures can improve the bathroom's appearance and attract more tenants.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Woodvale Elementary School C+ LA #76/646 Nat'l #8,415/41,679 Middle Lafayette Middle School F LA #161/218 Nat'l #11,564/14,009 High Lafayette High School C- LA #28/265 Nat'l #4,773/17,239

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
B Composite livability gradescore 70/100

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 · 280,930 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
9% of renters

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

Price history

-7.4% since first listed
3 events — show timeline
  • 2026-06-29 Price Changed $125,000 AcadianaMLS
  • 2026-06-12 Listed $135,000 AcadianaMLS
  • 2026-05-21 Coming Soon $135,000 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…