205 Long Plantation Blvd Apt J · Lafayette, LA 70508

$189,900

3 bd · 2.0 ba · 1,240 sqft · Townhouse public records · 129 Days on market

Built 1983 871 sqft lot $153/sqft · 10% above area Est $173k · 10% over $80/mo HOA · 4% of rent

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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).

• Cash flow +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• ARV discount +3.0/15.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller offering Closing costs with an acceptable offer! Welcome home to Long Plantation! This beautifully updated and maintained townhouse offers comfort, convenience, and low maintenance living in one of Lafayette's most desirable areas. This charming unit features a spacious living area with a warm and inviting atmosphere. It flows seamlessly into the kitchen, making it perfect for space for entertaining. The courtyard patio presents a peaceful little getaway for you to enjoy a warm cup of coffee or spend time catching up with a friend. Not to mention, a new cover was just added to this area for shade and comfort! Key features include granite countertops and stainless steel appliances. This neighborhood offers many great amenities such as pool access, assigned parking, lawn maintenance, and trash pick up, all included in your HOA. Schedule your viewing today!

Key facts

• Pool access
• Lawn maintenance
• Courtyard patio

Tags

• COURTYARD PATIO
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• POOL ACCESS
• ASSIGNED PARKING
• LAWN MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $56 ($673/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Paul Breaux Middle School (math 30% / reading 37%, grade F, #100 of 218 statewide, top 47%, 680 students, 68% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL).
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 129 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask is 11104% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $114k; list at $190k implies a 67% gain — meaningful room to come down on a strong offer.

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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.16% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $172,657
• List price: $189,900
• Delta: 9.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Long Plantation Blvd Unit A	0.07mi	3/2.0	1,313 (+6%)	12mo	$192,500	$147	77
209 Long Plantation Blvd Unit I	0.05mi	3/2.0	1,407 (+14%)	12mo	$190,000	$135	65
111 Jo Mar Rd	0.46mi	2/2.5 (-1)	1,227 (-1%)	12mo	$225,000	$183	60
210 Long Plantation Blvd Unit K	0.08mi	2/2.0 (-1)	1,087 (-12%)	13mo	$165,000	$152	60
201 Settlers Trace Blvd #2418	0.45mi	2/2.0 (-1)	1,193 (-4%)	14mo	$225,000	$189	56
1510 Kaliste Saloom Rd #104	0.35mi	2/2.5 (-1)	1,398 (+13%)	12mo	$329,000	$235	45
201 Settlers Trace Blvd #2406	0.45mi	2/2.0 (-1)	1,074 (-13%)	11mo	$221,000	$206	42

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-30,799
• Equity at exit: $28,315

10-year hold

• IRR: -12.9%
• Equity multiple: 0.31×
• Total profit: $-36,452
• Equity at exit: $16,419

Cash invested: $53,172 (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: 473
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$996
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$80
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $56

Break-even live

Break-even rent $2,138

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $164	-5% $110	+0% $56	+5% $2	+10% $-51
Rent	-10% $-118	-5% $-31	+0% $56	+5% $143	+10% $231
Rate	-1.0pp $152	-0.5pp $104	base $56	+0.5pp $7	+1.0pp $-43

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	15d	16	0.14mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	45d	1	0.34mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	23d	1	0.45mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,848	$1.80	15d	12	0.46mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	45d	1	0.48mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	45d	1	0.48mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,535	$1.47	15d	5	0.55mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	45d	1	0.55mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	15d	1	0.60mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	45d	1	0.60mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	15d	23	0.67mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,640	$1.77	15d	28	0.68mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	45d	1	0.80mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1049	$4,200	$4.00	23d	1	0.80mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	45d	1	0.82mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	15d	16	0.84mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,875	$1.57	15d	15	0.95mi
2314 Kaliste Saloom Rd Lafayette, LA	1.0–2.0	1.0–2.0	704	$1,150	$1.63	15d	20	0.95mi
122 S Beadle Rd Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	45d	1	0.97mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	15d	10	0.98mi
319 Artisan Rd Unit D Lafayette, LA	2.0	2.0	1000	$1,200	$1.20	23d	1	0.99mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	45d	1	1.08mi
108 Oak Plains Aly Unit A Lafayette, LA	2.0	1.5	1000	$1,895	$1.90	45d	1	1.29mi
111 Oak Plains Aly Lafayette, LA	2.0	2.0	1070	$1,550	$1.45	23d	1	1.29mi
110 Oak Plains Aly Lafayette, LA	2.0	2.0	980	$1,550	$1.58	23d	1	1.29mi
330 Feu Follet Rd Lafayette, LA	1.0–2.0	1.0–2.0	806	$1,488	$1.85	15d	22	1.29mi
112 Vieux Orleans Cir Unit C Lafayette, LA	2.0	1.0	900	$750	$0.83	15d	1	1.30mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$2,030	$1.98	23d	15	1.35mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,795	$1.63	15d	10	1.35mi
101 Vieux Orleans Cir Unit A Lafayette, LA	2.0	1.0	1000	$800	$0.80	45d	1	1.37mi
610 Pillette Rd #206 Lafayette, LA	2.0	2.0	856	$850	$0.99	45d	1	1.42mi
110 Country Ln Lafayette, LA	2.0	1.5	950	$775	$0.82	23d	1	1.49mi
110 Country Ln Apt C Lafayette, LA	2.0	1.5	950	$775	$0.82	45d	1	1.49mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: trashpoolparking

Listing history 32 events

1. 2026-06-21
   days on market $189,900 Active 129 DOM
2. 2026-06-18
   days on market $189,900 Active 126 DOM
3. 2026-06-17
   days on market $189,900 Active 125 DOM
4. 2026-06-16
   days on market $189,900 Active 124 DOM
5. 2026-06-15
   days on market $189,900 Active 123 DOM
6. 2026-06-14
   days on market $189,900 Active 121 DOM
7. 2026-06-13
   days on market $189,900 Active 120 DOM
8. 2026-06-10
   days on market $189,900 Active 118 DOM
9. 2026-06-09
   days on market $189,900 Active 117 DOM
10. 2026-06-08
    days on market $189,900 Active 116 DOM
11. 2026-06-07
    days on market $189,900 Active 115 DOM
12. 2026-06-05
    days on market $189,900 Active 112 DOM
13. 2026-06-03
    days on market $189,900 Active 111 DOM
14. 2026-06-02
    days on market $189,900 Active 110 DOM
15. 2026-06-01
    days on market $189,900 Active 109 DOM
16. 2026-05-31
    days on market $189,900 Active 108 DOM
17. 2026-05-30
    days on market $189,900 Active 107 DOM
18. 2026-05-01
    historical $1,650
19. 2026-04-14
    price $1,650
20. 2026-04-08
    listed $1,695
21. 2026-03-19
    price $189,900 874-char remark

    Show marketing remark (874 chars)

    Seller offering Closing costs with an acceptable offer! Welcome home to Long Plantation! This beautifully updated and maintained townhouse offers comfort, convenience, and low maintenance living in one of Lafayette's most desirable areas. This charming unit features a spacious living area with a warm and inviting atmosphere. It flows seamlessly into the kitchen, making it perfect for space for entertaining. The courtyard patio presents a peaceful little getaway for you to enjoy a warm cup of coffee or spend time catching up with a friend. Not to mention, a new cover was just added to this area for shade and comfort! Key features include granite countertops and stainless steel appliances. This neighborhood offers many great amenities such as pool access, assigned parking, lawn maintenance, and trash pick up, all included in your HOA. Schedule your viewing today!

22. 2026-02-12
    listed $192,500 Active 874-char remark

    Show marketing remark (874 chars)

    Seller offering Closing costs with an acceptable offer! Welcome home to Long Plantation! This beautifully updated and maintained townhouse offers comfort, convenience, and low maintenance living in one of Lafayette's most desirable areas. This charming unit features a spacious living area with a warm and inviting atmosphere. It flows seamlessly into the kitchen, making it perfect for space for entertaining. The courtyard patio presents a peaceful little getaway for you to enjoy a warm cup of coffee or spend time catching up with a friend. Not to mention, a new cover was just added to this area for shade and comfort! Key features include granite countertops and stainless steel appliances. This neighborhood offers many great amenities such as pool access, assigned parking, lawn maintenance, and trash pick up, all included in your HOA. Schedule your viewing today!

23. 2019-10-04
    listed $149,000
24. 2013-04-10
    soldstatus $114,000
25. 2013-04-10
    soldstatus $114,000
26. 2013-03-01
    listed $119,900
27. 2008-06-18
    soldstatus
28. 2008-04-01
    soldstatus
29. 1999-02-26
    soldstatus $79,500
30. 1999-01-18
    listed $81,500
31. 1998-07-06
    soldstatus $78,500
32. 1998-05-20
    listed $79,900

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 AE · 76% 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: $26,509
• − Mortgage interest: −$10,637
• − Property taxes: −$1,290
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$960
• − Depreciation: −$5,524
• Taxable loss: −$2,213
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,204/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

-97.9% since first listed

15 events — show timeline

• 2026-05-01 Rental Removed $1,650 RAAMLS
• 2026-04-14 Price Changed $1,650 RAAMLS
• 2026-04-08 Listed for Rent $1,695 RAAMLS
• 2026-03-19 Price Changed $189,900 AcadianaMLS
• 2026-02-12 Listed $192,500 AcadianaMLS
• 2019-10-04 Listed $149,000 AcadianaMLS
• 2013-04-10 Sold (Public Records) $114,000 Public Records
• 2013-04-10 Sold (MLS) $114,000 AcadianaMLS
• 2013-03-01 Listed $119,900 AcadianaMLS
• 2008-06-18 Sold (Public Records) — Public Records
• 2008-04-01 Sold (Public Records) — Public Records
• 1999-02-26 Sold (MLS) $79,500 AcadianaMLS
• 1999-01-18 Listed $81,500 AcadianaMLS
• 1998-07-06 Sold (MLS) $78,500 AcadianaMLS
• 1998-05-20 Listed $79,900 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $1,290 · -1.1% YoY. Source: county tax records.