132 Southfield Pkwy · Lafayette, LA 70506

$135,000

3 bd · 1.5 ba · 1,350 sqft · Townhouse · 57 Days on market

1,742 sqft lot $100/sqft · 9% below area Est $148k · 9% under $66/mo HOA · 4% of rent ↓ 4% since listing

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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 +26.8/30.0
• ARV discount +11.6/15.0
• DSCR +9.2/10.0
• 1% rule +7.0/10.0
• 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

NEW ROOF, new AC, waterproof flooring, all new paint and appliances! If you've been looking for a ''turn-key'' lifestyle, this is it. This beautifully updated townhouse balances modern sophistication with a cozy, welcoming atmosphere. From the fresh floors to the updated fixtures, no stone has been left unturned.The unique floor plan features a convenient downstairs bedroom, providing a versatile space for any living situation. Upstairs, you'll find two additional bright and airy bedrooms. Located in a quiet, friendly neighborhood very close to the mall and other major shopping centers, this home offers the perfect blend of serenity and convenience!

Key facts

• Updated townhouse
• Close to mall
• Quiet neighborhood

Tags

• UPDATED TOWNHOUSE
• DOWNSTAIRS BEDROOM
• QUIET NEIGHBORHOOD
• CLOSE TO MALL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $148,490
• List price: $135,000
• Delta: -9.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Southfield Pkwy	0.04mi	2/1.5 (-1)	1,150 (-15%)	12mo	$99,900	$87	59

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,505
• Equity at exit: $20,129

10-year hold

• IRR: 13.0%
• Equity multiple: 2.09×
• Total profit: $41,159
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$708
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$56
• HOA: −$66
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $369

Break-even live

Break-even rent $1,157

Max offer price $135,000

Occupancy floor 72%

Sensitivity live

Price	-10% $446	-5% $407	+0% $369	+5% $331	+10% $293
Rent	-10% $241	-5% $305	+0% $369	+5% $433	+10% $498
Rate	-1.0pp $437	-0.5pp $404	base $369	+0.5pp $334	+1.0pp $299

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hummingbird Ln Apt C Lafayette, LA	2.0	2.0	900	$850	$0.94	14d	1	0.06mi
106 Hummingbird Ln Unit D Lafayette, LA	2.0	2.0	900	$800	$0.89	44d	1	0.07mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	44d	1	0.14mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	21d	1	0.16mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	21d	1	0.20mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	14d	25	0.26mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	21d	1	0.33mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	14d	1	0.47mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	21d	1	0.56mi
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	21d	1	0.66mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	14d	126	0.74mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	14d	20	0.82mi
110 Pilsbury Ln Lafayette, LA	2.0	2.0	1150	$1,595	$1.39	21d	1	0.85mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	14d	34	0.92mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.04mi
327 Guidry Rd Lafayette, LA	2.0	2.0	1060	$1,350	$1.27	21d	1	1.34mi
607 Marigny Cir Unit C Duson, LA	2.0	2.0	1000	$750	$0.75	21d	1	1.50mi

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: water

Listing history 5 events

1. 2026-05-19
   status Pending 657-char remark

   Show marketing remark (657 chars)

   NEW ROOF, new AC, waterproof flooring, all new paint and appliances! If you've been looking for a ''turn-key'' lifestyle, this is it. This beautifully updated townhouse balances modern sophistication with a cozy, welcoming atmosphere. From the fresh floors to the updated fixtures, no stone has been left unturned.The unique floor plan features a convenient downstairs bedroom, providing a versatile space for any living situation. Upstairs, you'll find two additional bright and airy bedrooms. Located in a quiet, friendly neighborhood very close to the mall and other major shopping centers, this home offers the perfect blend of serenity and convenience!

2. 2026-05-04
   status Active 657-char remark

   Show marketing remark (657 chars)

   NEW ROOF, new AC, waterproof flooring, all new paint and appliances! If you've been looking for a ''turn-key'' lifestyle, this is it. This beautifully updated townhouse balances modern sophistication with a cozy, welcoming atmosphere. From the fresh floors to the updated fixtures, no stone has been left unturned.The unique floor plan features a convenient downstairs bedroom, providing a versatile space for any living situation. Upstairs, you'll find two additional bright and airy bedrooms. Located in a quiet, friendly neighborhood very close to the mall and other major shopping centers, this home offers the perfect blend of serenity and convenience!

3. 2026-04-15
   status Pending 657-char remark

   Show marketing remark (657 chars)

   NEW ROOF, new AC, waterproof flooring, all new paint and appliances! If you've been looking for a ''turn-key'' lifestyle, this is it. This beautifully updated townhouse balances modern sophistication with a cozy, welcoming atmosphere. From the fresh floors to the updated fixtures, no stone has been left unturned.The unique floor plan features a convenient downstairs bedroom, providing a versatile space for any living situation. Upstairs, you'll find two additional bright and airy bedrooms. Located in a quiet, friendly neighborhood very close to the mall and other major shopping centers, this home offers the perfect blend of serenity and convenience!

4. 2026-03-23
   price $135,000 657-char remark

   Show marketing remark (657 chars)

   NEW ROOF, new AC, waterproof flooring, all new paint and appliances! If you've been looking for a ''turn-key'' lifestyle, this is it. This beautifully updated townhouse balances modern sophistication with a cozy, welcoming atmosphere. From the fresh floors to the updated fixtures, no stone has been left unturned.The unique floor plan features a convenient downstairs bedroom, providing a versatile space for any living situation. Upstairs, you'll find two additional bright and airy bedrooms. Located in a quiet, friendly neighborhood very close to the mall and other major shopping centers, this home offers the perfect blend of serenity and convenience!

5. 2026-03-03
   listed $140,000 Active 657-char remark

   Show marketing remark (657 chars)

   NEW ROOF, new AC, waterproof flooring, all new paint and appliances! If you've been looking for a ''turn-key'' lifestyle, this is it. This beautifully updated townhouse balances modern sophistication with a cozy, welcoming atmosphere. From the fresh floors to the updated fixtures, no stone has been left unturned.The unique floor plan features a convenient downstairs bedroom, providing a versatile space for any living situation. Upstairs, you'll find two additional bright and airy bedrooms. Located in a quiet, friendly neighborhood very close to the mall and other major shopping centers, this home offers the perfect blend of serenity and convenience!

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $19,496
• − Mortgage interest: −$7,562
• − Property taxes: −$1,009
• − Insurance: −$675
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$792
• − Depreciation: −$3,927
• Taxable income: $2,412
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,852/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

• 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

-3.6% since first listed

5 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-04 Relisted — AcadianaMLS
• 2026-04-15 Pending — AcadianaMLS
• 2026-03-23 Price Changed $135,000 AcadianaMLS
• 2026-03-03 Listed $140,000 AcadianaMLS

Property tax history

+11.1%/yr

Latest (2025): $1,009 · -1.3% YoY. Source: county tax records.