211 Saint Louis St · Lafayette, LA 70506

$225,000

6 bd · 4.0 ba · 1,986 sqft · MultiFamily public records · 81 Days on market

Built 1936 $113/sqft · 17% below area Est $245k · 8% under

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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
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Ideal Saints Street Duplex. First floor is tenant occupied and offers 2 bedrooms, 1 full bathroom, a spacious kitchen, a split floor plan, wood floors, great natural light and covered parking. Upstairs is a completely separate unit with it's own separate entrance featuring an oversized bedroom with sitting area or living area, an oversized kitchen with breakfast nook and a full bathroom. Corner lot with a nice sized fenced in yard and separate driveway. The Seller recently installed a newer roof and air conditioning units. Excellent investment property for a newer or seasoned investor -- close proximity to UL, medical, offices and downtown makes this home an ideal rental.

Key facts

• Tenant occupied
• Newer roof
• Upstairs vacant

Tags

• SAINTS STREET DUPLEX
• TENANT OCCUPIED
• UPSTAIRS VACANT
• NEWER ROOF
• WALL CONDITIONING UNITS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive. Per door: $424/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 fast (+4.1%/yr); 404 active listings in the ZIP; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,866/mo this rent would consume 60% of the median local household income ($57k/yr) (locally 2095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.27% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $245,120
• List price: $225,000
• Delta: -8.21%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $20,730
• Equity at exit: $33,548

10-year hold

• IRR: 18.4%
• Equity multiple: 2.60×
• Total profit: $101,081
• Equity at exit: $19,454

Cash invested: $63,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $847

Break-even live

Break-even rent $1,793

Max offer price $225,000

Occupancy floor 65%

Sensitivity live

Price	-10% $975	-5% $911	+0% $847	+5% $784	+10% $720
Rent	-10% $621	-5% $734	+0% $847	+5% $961	+10% $1,074
Rate	-1.0pp $961	-0.5pp $905	base $847	+0.5pp $789	+1.0pp $730

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,866
Total (2 units)			$2,866

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 680-char remark

   Show marketing remark (680 chars)

   Ideal Saints Street Duplex. First floor is tenant occupied and offers 2 bedrooms, 1 full bathroom, a spacious kitchen, a split floor plan, wood floors, great natural light and covered parking. Upstairs is a completely separate unit with it's own separate entrance featuring an oversized bedroom with sitting area or living area, an oversized kitchen with breakfast nook and a full bathroom. Corner lot with a nice sized fenced in yard and separate driveway. The Seller recently installed a newer roof and air conditioning units. Excellent investment property for a newer or seasoned investor -- close proximity to UL, medical, offices and downtown makes this home an ideal rental.

2. 2026-03-10
   price $225,000 680-char remark

   Show marketing remark (680 chars)

   Ideal Saints Street Duplex. First floor is tenant occupied and offers 2 bedrooms, 1 full bathroom, a spacious kitchen, a split floor plan, wood floors, great natural light and covered parking. Upstairs is a completely separate unit with it's own separate entrance featuring an oversized bedroom with sitting area or living area, an oversized kitchen with breakfast nook and a full bathroom. Corner lot with a nice sized fenced in yard and separate driveway. The Seller recently installed a newer roof and air conditioning units. Excellent investment property for a newer or seasoned investor -- close proximity to UL, medical, offices and downtown makes this home an ideal rental.

3. 2026-02-13
   listed $265,000 Active 680-char remark

   Show marketing remark (680 chars)

   Ideal Saints Street Duplex. First floor is tenant occupied and offers 2 bedrooms, 1 full bathroom, a spacious kitchen, a split floor plan, wood floors, great natural light and covered parking. Upstairs is a completely separate unit with it's own separate entrance featuring an oversized bedroom with sitting area or living area, an oversized kitchen with breakfast nook and a full bathroom. Corner lot with a nice sized fenced in yard and separate driveway. The Seller recently installed a newer roof and air conditioning units. Excellent investment property for a newer or seasoned investor -- close proximity to UL, medical, offices and downtown makes this home an ideal rental.

4. 2013-08-30
   listed $200,000

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 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: $34,392
• − Mortgage interest: −$12,603
• − Property taxes: −$1,718
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$6,545
• Taxable income: $6,897
• Est. tax owed @ 24.0%: −$1,655
• After-tax cash flow: $8,512/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

+12.5% since first listed

4 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-03-10 Price Changed $225,000 AcadianaMLS
• 2026-02-13 Listed $265,000 AcadianaMLS
• 2013-08-30 Listed $200,000 AcadianaMLS

Property tax history

+5.8%/yr

Latest (2025): $1,718 · -1.1% YoY. Source: county tax records.