115 Tulip Tree Ln · Broussard, LA 70518

$213,000

3 bd · 2.0 ba · 1,423 sqft · SingleFamily public records · 115 Days on market

Built 2000 6,098 sqft lot $150/sqft · 6% above area Est $229k · 7% under

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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 +15.0/30.0
• ARV discount +10.7/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

Key facts

• Newer roof
• Updated windows
• Upgraded ac system

Tags

• MOVE IN READY
• NEWER ROOF
• UPDATED WINDOWS
• UPGRADED AC SYSTEM
• OPEN CONCEPT LAYOUT
• TWO LIVING ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $64 ($773/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 $178k (16.4% below list).
• Recommended offer: $178k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% in Broussard — 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 71/100 on livability (#49 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, schools B+; Watch: amenities F, commute F, health & safety 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: 339 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

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 115 days — a 9% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $29k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; 34% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,981 (16.4% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $229,486
• List price: $213,000
• Delta: -7.18%
• 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
120 Berrybrook Dr	0.13mi	3/2.0	1,404 (-1%)	2mo	$217,967	$155	90
102 Pear Tree Cir	0.10mi	3/2.0	1,386 (-3%)	2mo	$226,000	$163	89
104 Bismark Dr	0.11mi	3/2.0	1,397 (-2%)	6mo	$158,000	$113	87
503 Pear Tree Cir	0.08mi	3/2.0	1,404 (-1%)	9mo	$223,000	$159	87
214 Pear Tree Cir	0.05mi	3/2.0	1,365 (-4%)	5mo	$185,000	$136	86
505 Pear Tree Cir	0.09mi	3/2.0	1,536 (+8%)	4mo	$239,900	$156	80
108 Portsmouth Dr	0.31mi	3/2.0	1,353 (-5%)	1mo	$216,000	$160	77
102 Riesling Cir	0.16mi	3/2.0	1,303 (-8%)	5mo	$230,000	$177	74
104 Chickamauga Pl	0.70mi	3/2.0	1,390 (-2%)	9mo	$205,000	$147	56
104 Bull Run Cir	0.67mi	3/2.0	1,468 (+3%)	9mo	$194,500	$132	56
136 Lake Ridge Dr	0.47mi	3/2.0	1,616 (+14%)	3mo	$249,000	$154	53
200 Bull Run Cir	0.67mi	3/2.0	1,594 (+12%)	6mo	$248,000	$156	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-30,466
• Equity at exit: $31,759

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-21,464
• Equity at exit: $18,416

Cash invested: $59,640 (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 70518

• Home prices YoY: -16.0%
• Active inventory: 339
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $64

Break-even live

Break-even rent $1,698

Max offer price $213,000

Occupancy floor 91%

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	43d	1	1.18mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	21d	1	1.22mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	43d	1	1.22mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	43d	1	1.26mi
101 Barnes LN Broussard, LA	1.0–2.0	2.0	875	$1,649	$1.88	13d	11	1.29mi

Listing history 15 events

1. 2026-06-02
   status $213,000 Pending 115 DOM
2. 2026-06-01
   days on market $213,000 Active 115 DOM
3. 2026-05-31
   days on market $213,000 Active 114 DOM
4. 2026-05-30
   days on market $213,000 Active 113 DOM
5. 2026-04-29
   price $219,900 862-char remark

   Show marketing remark (862 chars)

   Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

6. 2026-04-14
   status Active 862-char remark

   Show marketing remark (862 chars)

   Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

7. 2026-03-18
   price $225,000 862-char remark

   Show marketing remark (862 chars)

   Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

8. 2026-02-27
   price $229,000 862-char remark

   Show marketing remark (862 chars)

   Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

9. 2026-02-05
   price $237,000 862-char remark

   Show marketing remark (862 chars)

   Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

10. 2026-01-23
    listed $242,000 Active 862-char remark

    Show marketing remark (862 chars)

    Move-in ready in the heart of Broussard--just 1-2 minutes from Hwy 90! Tucked inside a quiet, established neighborhood, this well-maintained home offers major updates including a newer roof, updated windows, and an upgraded AC system for peace of mind. Inside, you'll love the open-concept layout connecting the kitchen, dining, and main living area--perfect for everyday life and entertaining. A rare bonus: two living rooms, giving everyone space to spread out (ideal for older kids, guests, a home office, or a playroom). The split floor plan features a spacious primary suite on one side of the home, while two additional bedrooms share a full bath on the other. Step outside to enjoy a private, fully fenced backyard--ready for pets, play, or relaxing evenings at home. Convenient location, functional layout, and thoughtful updates--this one is a must-see!

11. 2013-11-25
    soldstatus $159,000
12. 2013-11-22
    soldstatus $159,000 800-char remark

    Show marketing remark (800 chars)

    **Receive up to $2000 towards closing costs with a preferred lender.** Lovely 3 bed/2 bath home offers easy access to everything in Lafayette, Broussard, and Youngsville. The living room has 10-ft ceilings and is adorned with triple crown molding, wood laminate floors, and a lovely wood burning fireplace. The dining area has immaculate flooring, tray ceiling, an abundance of natural light. Kitchen flooring is tile with a convenient island for storage and space. It also includes a built-in microwave, pantry, and built in wine rack. The split floor plan ensures privacy for the master suite. The large master bath has a jetted tub and walk in closet. A separate utility room is just off of the kitchen and near the entry from the garage. The interior has been with a beautiful color scheme throug

13. 2013-09-03
    listed $159,000 800-char remark

    Show marketing remark (800 chars)

    **Receive up to $2000 towards closing costs with a preferred lender.** Lovely 3 bed/2 bath home offers easy access to everything in Lafayette, Broussard, and Youngsville. The living room has 10-ft ceilings and is adorned with triple crown molding, wood laminate floors, and a lovely wood burning fireplace. The dining area has immaculate flooring, tray ceiling, an abundance of natural light. Kitchen flooring is tile with a convenient island for storage and space. It also includes a built-in microwave, pantry, and built in wine rack. The split floor plan ensures privacy for the master suite. The large master bath has a jetted tub and walk in closet. A separate utility room is just off of the kitchen and near the entry from the garage. The interior has been with a beautiful color scheme throug

14. 2000-12-12
    soldstatus $115,100
15. 2000-09-13
    listed $112,900

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $1,631 · $136/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 · 22 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: $21,358
• − Mortgage interest: −$11,931
• − Property taxes: −$1,631
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$6,196
• Taxable loss: −$2,883
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,465/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 — Broussard

• Score: 71/100
• State rank: #49
• US rank: #7184

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broussard, LA
• County: Lafayette Parish · 207,544 people
• City population: 17,263
• Metro: Lafayette, LA
• Population (ZIP): 17,263
• Household income: $106,710
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 117.0

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 (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 20% Romanian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -30.65%
• Current HPI: 160.4167
• Rent YoY: —
• 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

+94.8% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $219,900 AcadianaMLS
• 2026-04-14 Relisted — AcadianaMLS
• 2026-03-18 Price Changed $225,000 AcadianaMLS
• 2026-02-27 Price Changed $229,000 AcadianaMLS
• 2026-02-05 Price Changed $237,000 AcadianaMLS
• 2026-01-23 Listed $242,000 AcadianaMLS
• 2013-11-25 Sold (Public Records) $159,000 Public Records
• 2013-11-22 Sold (MLS) $159,000 AcadianaMLS
• 2013-09-03 Listed $159,000 AcadianaMLS
• 2000-12-12 Sold (MLS) $115,100 AcadianaMLS
• 2000-09-13 Listed $112,900 AcadianaMLS

Property tax history

+10.0%/yr

Latest (2025): $1,631 · -1.4% YoY. Source: county tax records.