614 Paris St · Lafayette, LA 70506

$185,000

3 bd · 2.0 ba · 1,531 sqft · SingleFamily public records · 52 Days on market

Built 1974 4,356 sqft lot $121/sqft · at area comps Est $174k · 6% over

---

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).

• Cash flow +17.6/30.0
• DSCR +5.5/10.0
• ARV discount +4.7/15.0
• 1% rule +3.9/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bath home offering approximately 1,500 square feet of stylish and functional living space. This move-in-ready property is the perfect blend of modern upgrades and everyday comfort--ideal for homeowners or investors alike.From the moment you arrive, you'll notice the fresh exterior touches, including a brand-new roof (June 2024), new windows, and updated front and garage doors that enhance both curb appeal and energy efficiency. Step inside to discover a bright, refreshed interior featuring fresh paint throughout and durable luxury vinyl plank flooring that flows seamlessly from room to room.The kitchen and living areas provide a clean, versatile space ready for your personal touch, while both bathrooms have been thoughtfully updated with new vanities, fixtures, and toilets. The primary suite includes a newly installed tub, creating a comfortable retreat at the end of the day.Additional upgrades include updated electrical components and multiple new doors throughout the home, adding both style and peace of mind.Conveniently located near the newly renovated Lafayette High School, this home offers easy access to local amenities, schools, and everyday conveniences.With so many updates already completed, this home is truly move-in ready and a fantastic opportunity in today's market. Schedule your showing today and see the value for yourself!

Key facts

• Updated front doors
• Updated vanities
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• UPDATED FRONT DOORS
• UPDATED GARAGE DOORS
• LUXURY VINYL PLANK FLOORING
• UPDATED VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (11.1% below list).
• Recommended offer: $164k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 21 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).
• This rent runs 34% of the median local income ($57k/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 52 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $27k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $164,413 (11.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $174,198
• List price: $185,000
• Delta: 6.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 St Germaine Cir	0.15mi	3/2.5	1,500 (-2%)	2mo	$240,000	$160	86
229 Lyons St	0.18mi	3/2.0	1,591 (+4%)	1mo	$213,400	$134	85
100 Dijon Dr	0.24mi	3/2.0	1,476 (-4%)	2mo	$192,500	$130	81
108 Montgomery Dr	0.47mi	3/2.0	1,533 (+0%)	2mo	$170,000	$111	76
700 Pandora St	0.18mi	4/2.5 (+1)	1,456 (-5%)	2mo	$182,000	$125	75
715 Omega Dr	0.50mi	3/2.0	1,586 (+4%)	2mo	$199,000	$125	69
121 Case Ln	0.25mi	4/2.0 (+1)	1,686 (+10%)	1mo	$210,000	$125	66
120 Oakbend Dr	0.58mi	3/2.0	1,622 (+6%)	0mo	$240,000	$148	63
703 Idlewood Blvd	0.74mi	3/2.0	1,550 (+1%)	2mo	$200,000	$129	62
116 Westchester Dr	0.70mi	3/2.0	1,452 (-5%)	2mo	$185,000	$127	57
221 Alpine Dr	0.57mi	3/2.0	1,388 (-9%)	2mo	$215,000	$155	56
155 Emerite Dr	0.59mi	3/2.0	1,737 (+14%)	2mo	$195,000	$112	48

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-18,829
• Equity at exit: $27,584

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,266
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$970
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $146

Break-even live

Break-even rent $1,459

Max offer price $185,000

Occupancy floor 86%

Sensitivity live

Price	-10% $251	-5% $199	+0% $146	+5% $94	+10% $42
Rent	-10% $17	-5% $82	+0% $146	+5% $211	+10% $276
Rate	-1.0pp $240	-0.5pp $194	base $146	+0.5pp $99	+1.0pp $50

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Seattle St Lafayette, LA	3.0	2.0	1480	$1,900	$1.28	44d	1	0.12mi
401 Strasbourg Dr Lafayette, LA	3.0	2.0	1500	$1,450	$0.97	44d	1	0.22mi
203 Crystal Ln Lafayette, LA	3.0	2.0	1200	$1,550	$1.29	14d	1	0.29mi
101 Wilbourn Blvd #304 Lafayette, LA	2.0	1.5	1150	$1,275	$1.11	44d	1	0.42mi
101 Wilbourn Blvd #503 Lafayette, LA	2.0	1.5	1100	$1,300	$1.18	14d	1	0.43mi
655 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$1,196	$1.33	14d	14	0.44mi
715 Marie Antoinette St Lafayette, LA	1.0–2.0	1.0–2.0	900	$990	$1.10	44d	5	0.51mi
113 Faculty Dr Lafayette, LA	4.0	1.5	1321	$1,495	$1.13	14d	1	0.53mi
204 Dublin Cir Unit A Lafayette, LA	3.0	2.5	2200	$1,895	$0.86	14d	1	0.55mi
111 Valencia Dr Lafayette, LA	3.0	2.0	1678	$1,750	$1.04	44d	1	0.57mi
105 San Carlos Cir Lafayette, LA	3.0	2.0	1580	$1,600	$1.01	44d	1	0.61mi
123 Highland Dr Lafayette, LA	3.0	2.0	1550	$1,700	$1.10	22d	1	0.67mi
214 Sunny Ln Lafayette, LA	3.0	2.0	1700	$2,350	$1.38	14d	1	0.82mi
201 Castle Row Lafayette, LA	3.0	2.0	1595	$1,800	$1.13	14d	1	0.83mi
300 Highland Dr Lafayette, LA	4.0	2.0	2200	$1,900	$0.86	44d	1	0.94mi
411 Dulles Dr Lafayette, LA	1.0–3.0	1.0–3.0	1107	$1,462	$1.32	14d	23	0.95mi
106 Maple Dr Lafayette, LA	3.0	2.0	1800	$2,100	$1.17	14d	1	0.96mi
110 Claymore Dr Lafayette, LA	3.0	2.0	1500	$1,500	$1.00	22d	1	1.05mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	44d	1	1.13mi
100 Charolais St Unit B Lafayette, LA	2.0	2.0	1171	$1,100	$0.94	14d	1	1.15mi
3121 Johnston St #121 Lafayette, LA	2.0	2.0	1200	$1,400	$1.17	44d	1	1.49mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $185,000 Pending 52 DOM
2. 2026-06-10
   days on market $185,000 Active 50 DOM
3. 2026-06-09
   days on market $185,000 Active 49 DOM
4. 2026-06-08
   days on market $185,000 Active 48 DOM
5. 2026-06-07
   days on market $185,000 Active 47 DOM
6. 2026-06-05
   days on market $185,000 Active 44 DOM
7. 2026-06-03
   days on market $185,000 Active 43 DOM
8. 2026-06-02
   days on market $185,000 Active 42 DOM
9. 2026-06-01
   days on market $185,000 Active 41 DOM
10. 2026-05-31
    days on market $185,000 Active 40 DOM
11. 2026-05-30
    pricedays on market $185,000 Active 39 DOM
12. 2026-05-15
    price $190,000 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home offering approximately 1,500 square feet of stylish and functional living space. This move-in-ready property is the perfect blend of modern upgrades and everyday comfort--ideal for homeowners or investors alike.From the moment you arrive, you'll notice the fresh exterior touches, including a brand-new roof (June 2024), new windows, and updated front and garage doors that enhance both curb appeal and energy efficiency. Step inside to discover a bright, refreshed interior featuring fresh paint throughout and durable luxury vinyl plank flooring that flows seamlessly from room to room.The kitchen and living areas provide a clean, versatile space ready for your personal touch, while both bathrooms have been thoughtfully updated with new vanities, fixtures, and toilets. The primary suite includes a newly installed tub, creating a comfortable retreat at the end of the day.Additional upgrades include updated electrical components and multiple new doors throughout the home, adding both style and peace of mind.Conveniently located near the newly renovated Lafayette High School, this home offers easy access to local amenities, schools, and everyday conveniences.With so many updates already completed, this home is truly move-in ready and a fantastic opportunity in today's market. Schedule your showing today and see the value for yourself!

13. 2026-05-12
    price $199,900 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home offering approximately 1,500 square feet of stylish and functional living space. This move-in-ready property is the perfect blend of modern upgrades and everyday comfort--ideal for homeowners or investors alike.From the moment you arrive, you'll notice the fresh exterior touches, including a brand-new roof (June 2024), new windows, and updated front and garage doors that enhance both curb appeal and energy efficiency. Step inside to discover a bright, refreshed interior featuring fresh paint throughout and durable luxury vinyl plank flooring that flows seamlessly from room to room.The kitchen and living areas provide a clean, versatile space ready for your personal touch, while both bathrooms have been thoughtfully updated with new vanities, fixtures, and toilets. The primary suite includes a newly installed tub, creating a comfortable retreat at the end of the day.Additional upgrades include updated electrical components and multiple new doors throughout the home, adding both style and peace of mind.Conveniently located near the newly renovated Lafayette High School, this home offers easy access to local amenities, schools, and everyday conveniences.With so many updates already completed, this home is truly move-in ready and a fantastic opportunity in today's market. Schedule your showing today and see the value for yourself!

14. 2026-04-29
    price $207,000 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home offering approximately 1,500 square feet of stylish and functional living space. This move-in-ready property is the perfect blend of modern upgrades and everyday comfort--ideal for homeowners or investors alike.From the moment you arrive, you'll notice the fresh exterior touches, including a brand-new roof (June 2024), new windows, and updated front and garage doors that enhance both curb appeal and energy efficiency. Step inside to discover a bright, refreshed interior featuring fresh paint throughout and durable luxury vinyl plank flooring that flows seamlessly from room to room.The kitchen and living areas provide a clean, versatile space ready for your personal touch, while both bathrooms have been thoughtfully updated with new vanities, fixtures, and toilets. The primary suite includes a newly installed tub, creating a comfortable retreat at the end of the day.Additional upgrades include updated electrical components and multiple new doors throughout the home, adding both style and peace of mind.Conveniently located near the newly renovated Lafayette High School, this home offers easy access to local amenities, schools, and everyday conveniences.With so many updates already completed, this home is truly move-in ready and a fantastic opportunity in today's market. Schedule your showing today and see the value for yourself!

15. 2026-04-21
    listed $212,000 Active 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bath home offering approximately 1,500 square feet of stylish and functional living space. This move-in-ready property is the perfect blend of modern upgrades and everyday comfort--ideal for homeowners or investors alike.From the moment you arrive, you'll notice the fresh exterior touches, including a brand-new roof (June 2024), new windows, and updated front and garage doors that enhance both curb appeal and energy efficiency. Step inside to discover a bright, refreshed interior featuring fresh paint throughout and durable luxury vinyl plank flooring that flows seamlessly from room to room.The kitchen and living areas provide a clean, versatile space ready for your personal touch, while both bathrooms have been thoughtfully updated with new vanities, fixtures, and toilets. The primary suite includes a newly installed tub, creating a comfortable retreat at the end of the day.Additional upgrades include updated electrical components and multiple new doors throughout the home, adding both style and peace of mind.Conveniently located near the newly renovated Lafayette High School, this home offers easy access to local amenities, schools, and everyday conveniences.With so many updates already completed, this home is truly move-in ready and a fantastic opportunity in today's market. Schedule your showing today and see the value for yourself!

16. 2024-03-18
    listed $128,000
17. 2019-11-07
    soldstatus $133,000
18. 2019-11-06
    soldstatus $133,000
19. 2019-09-23
    listed $139,900
20. 2012-05-29
    soldstatus $122,000
21. 2012-05-23
    soldstatus $122,000
22. 2012-01-25
    listed $125,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,730
• − Mortgage interest: −$10,363
• − Property taxes: −$1,262
• − Insurance: −$925
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$5,382
• Taxable loss: −$1,359
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $2,084/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

+52.0% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $190,000 AcadianaMLS
• 2026-05-12 Price Changed $199,900 AcadianaMLS
• 2026-04-29 Price Changed $207,000 AcadianaMLS
• 2026-04-21 Listed $212,000 AcadianaMLS
• 2024-03-18 Listed $128,000 AcadianaMLS
• 2019-11-07 Sold (Public Records) $133,000 Public Records
• 2019-11-06 Sold (MLS) $133,000 AcadianaMLS
• 2019-09-23 Listed $139,900 AcadianaMLS
• 2012-05-29 Sold (Public Records) $122,000 Public Records
• 2012-05-23 Sold (MLS) $122,000 AcadianaMLS
• 2012-01-25 Listed $125,000 AcadianaMLS

Property tax history

+11.7%/yr

Latest (2025): $1,262 · -1.1% YoY. Source: county tax records.