Lafayette is a budget-friendly market in the South with a smaller market with 126,000 residents. At a 6.34% estimated cap rate, this is a solid market where rents of $1,330/mo lag behind home prices. With a median home price of $195,000 and steady population growth supports long-term rental demand, Lafayette stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Lafayette's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $195,000, the $1,330/mo rent produces only $1,030/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($39K at 7%) would result in approximately $-7/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 12.2x gross rent multiplier and 6.4% vacancy rate position Lafayette as a value-oriented market. With annual appreciation at 2.2%, total returns (cash flow + equity growth) run approximately 8.5% before financing leverage.
All figures below are computed from Lafayette's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
At 0.52% effective rate on the $195,000 median price, the annual tax bill is $1,014 — that's very low (bottom 15% of US markets) (-51% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
If Lafayette continues appreciating at 2.2%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $195K | $1,330 | 6.3% |
| Year 1 | $199K | $1,370 | 6.4% |
| Year 2 | $204K | $1,411 | 6.4% |
| Year 3 | $208K | $1,453 | 6.5% |
| Year 4 | $213K | $1,497 | 6.5% |
| Year 5 | $217K | $1,542 | 6.6% |
Same median-priced Lafayette property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $195K | $1,030 | $12,365 | 6.3% |
| 20% down conventional @ 7% | $45K | $-7 | $-84 | -0.2% |
| 25% down DSCR @ 8.5% | $57K | $-94 | $-1,131 | -2.0% |
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $146K | $1,131 | $9,186 | 6.3% | $766 |
| At median | $195K | $1,330 | $10,591 | 5.4% | $883 |
| Above median (~125% price) | $244K | $1,529 | $11,996 | 4.9% | $1,000 |
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Lafayette's historical appreciation rate of 2.2%:
On a $39K down payment, that's a 86.4% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Automated checks against the underlying data — surface only the risks that actually apply to Lafayette, not generic boilerplate:
Pre-filled with Lafayette medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Lafayette.
Lafayette, LA has a population of 126,000 and has been growing at 0.6% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $195,000 paired with median rents of $1,330/mo produces an estimated cap rate of 6.34%.
Property taxes at 0.52% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 6.4% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.9x, homes cost about 3.9 times the local median income of $50,200. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Lafayette offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.