213 Tuscany Valley Dr · Lafayette, LA 70506

$215,000

3 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 202 Days on market

Built 1990 7,840 sqft lot Est $337k · 36% under $8/mo HOA ↓ 10% since listing

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• 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

Listing remarks

Beautifully Updated Home in Cross Creek SubdivisionThis 3-bedroom, 2-bath residence offers stylish updates and functional living spaces in the desirable Cross Creek subdivision. The home features new flooring throughout, granite and quartz countertops, real wood cabinetry, a spacious kitchen island, and a pantry for added storage. The inviting living area includes an updated fireplace mantle, and the new wood privacy fence encloses a large backyard ideal for outdoor enjoyment. With its combination of modern finishes, open layout, and move-in ready condition, this home is an excellent opportunity for anyone seeking quality and comfort in a convenient location. 📅 Schedule your showing today -

Key facts

• Pantry
• Quartz countertops
• Updated floors

Tags

• UPDATED FLOORS
• GRANITE COUNTERTOPS
• QUARTZ COUNTERTOPS
• REAL WOOD CABINETS
• PANTRY
• ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $208k (3.2% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 202 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $34k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $186k; 16% 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $337,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Tuscany Valley Dr	0.00mi	3/2.0	1,832 (0%)	0mo	$203,000	$111	100
100 Parkerson St	0.23mi	3/2.0	1,852 (+1%)	3mo	$335,000	$181	85
306 Capstone Xing	0.32mi	3/2.0	1,825 (-0%)	0mo	$335,000	$184	84
106 Finsbury Ln	0.22mi	3/2.5	1,790 (-2%)	2mo	$332,000	$185	82
102 Channing Cir	0.13mi	4/2.5 (+1)	1,952 (+7%)	2mo	$285,000	$146	75
102 Sun Vista Ln	0.42mi	3/2.5	1,843 (+1%)	4mo	$352,900	$191	74
508 Capstone Xing	0.45mi	3/2.0	1,905 (+4%)	2mo	$374,500	$197	71
600 Capstone Xing	0.48mi	4/2.0 (+1)	1,887 (+3%)	5mo	$358,900	$190	64
201 Fillmore Way	0.55mi	4/2.0 (+1)	1,887 (+3%)	4mo	$358,900	$190	61
304 Capstone Xing	0.31mi	3/2.0	2,077 (+13%)	5mo	$338,000	$163	59
112 Gentle Crescent Ln	0.54mi	3/2.0	1,657 (-10%)	5mo	$231,000	$139	54
107 Sun Vista Ln	0.42mi	4/3.0 (+1)	2,105 (+15%)	2mo	$380,000	$181	45

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-14,749
• Equity at exit: $32,057

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $19,810
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$90
• HOA: −$8
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $279

Break-even live

Break-even rent $1,728

Max offer price $215,000

Occupancy floor 82%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Finsbury Ln Lafayette, LA	3.0	2.0	1730	$2,575	$1.49	20d	1	0.17mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	20d	1	0.68mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	43d	1	0.70mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	20d	1	0.70mi
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	20d	1	0.73mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	13d	25	0.79mi
104 Marblehead Ave Lafayette, LA	2.0–3.0	2.0–2.5	1448	$2,668	$1.84	13d	126	0.89mi
225 Shadowbrush Bnd Lafayette, LA	3.0	2.0	1585	$1,700	$1.07	43d	1	0.90mi
600 Glade Blvd Lafayette, LA	3.0	2.0	1617	$1,695	$1.05	13d	1	0.91mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	13d	1	1.00mi
6000 Johnston St Lafayette, LA	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	13d	20	1.08mi
106 Braddish Ct Lafayette, LA	3.0	2.0	1659	$1,900	$1.15	20d	1	1.11mi
330 Dunvegan Ct Lafayette, LA	3.0	2.5	1848	$2,400	$1.30	43d	1	1.22mi
343 Ridge Rd Lafayette, LA	2.0–3.0	2.0	1113	$1,995	$1.79	13d	34	1.48mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-04-09
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-19
   status Pending
4. 2026-03-09
   price $215,000
5. 2026-02-27
   price $230,000
6. 2026-02-17
   price $235,000
7. 2026-01-12
   price $237,000
8. 2025-11-19
   price $239,000
9. 2025-10-20
   price $244,500
10. 2025-09-08
    listed $249,500 Active
11. 2024-07-08
    soldstatus $185,902
12. 2024-03-01
    listed $283,000
13. 2023-05-27
    price $270,000
14. 2023-03-23
    price $210,000
15. 2023-03-19
    price $245,000
16. 2023-03-01
    price $220,000
17. 2023-02-17
    price $230,000
18. 2023-02-06
    price $240,000

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,683 · $140/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 2/10 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: $24,975
• − Mortgage interest: −$12,043
• − Property taxes: −$1,683
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$96
• − Depreciation: −$6,255
• Taxable loss: −$173
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $3,388/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

-10.4% since first listed

18 events — show timeline

• 2026-04-09 Pending — AcadianaMLS
• 2026-03-30 Relisted — AcadianaMLS
• 2026-03-19 Pending — AcadianaMLS
• 2026-03-09 Price Changed $215,000 AcadianaMLS
• 2026-02-27 Price Changed $230,000 AcadianaMLS
• 2026-02-17 Price Changed $235,000 AcadianaMLS
• 2026-01-12 Price Changed $237,000 AcadianaMLS
• 2025-11-19 Price Changed $239,000 AcadianaMLS
• 2025-10-20 Price Changed $244,500 AcadianaMLS
• 2025-09-08 Listed $249,500 AcadianaMLS
• 2024-07-08 Sold (Public Records) $185,902 Public Records
• 2024-03-01 Listed $283,000 AcadianaMLS
• 2023-05-27 Price Changed $270,000 FSBO.com
• 2023-03-23 Price Changed $210,000 FSBO.com
• 2023-03-19 Price Changed $245,000 FSBO.com
• 2023-03-01 Price Changed $220,000 FSBO.com
• 2023-02-17 Price Changed $230,000 FSBO.com
• 2023-02-06 Price Changed $240,000 FSBO.com

Property tax history

+5.1%/yr

Latest (2025): $1,683 · -1.3% YoY. Source: county tax records.