112 Tonbridge Dr · Lafayette, LA 70508

$294,000

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 37 Days on market

Built 2003 5,662 sqft lot $172/sqft · at area comps Est $313k · 6% 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 +17.3/30.0
• ARV discount +10.2/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW DESIGN WITH SEPARATE FORMAL DINING, WOOD FLOORS, SPLIT PLAN, CORNER FIREPLACE, BREAKFAST BAR, BEAUTIFUL DOUBLE CURVED FRONT DOORS WITH 3/4 GLASS.

Key facts

• Split floor plan
• New appliances
• Large back yard

Tags

• HARDWOOD FLOORS
• NEW ROOF
• NEW APPLIANCES
• SPLIT FLOOR PLAN
• LARGE BACK YARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Garage (approximately 2.5 spaces); Covered parking
• Utilities: Gas service: Atmos; Public sewer; Electric: City
• Home design: Single family residence; City street frontage
• Construction: Brick veneer, stucco, and frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered patio/porch; Privacy wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Walk-in pantry; Tile countertops
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Double vanity; Standalone tub; Varied ceiling heights; Walk-in pantry; Walk-in closet(s); Tile countertops; Window treatments; Double-pane windows; 1 gas ventless fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (9.4% below list).
• Recommended offer: $257k (12.7% below list) — sets the bar for cash-flow.
• 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Edgar Martin Middle School (math 40% / reading 53%, grade D+, #41 of 218 statewide, top 19%, 490 students, 59% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 473 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 37% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $9k 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 37 days — a 3% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $256,591 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $313,013
• List price: $294,000
• Delta: -6.07%
• 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
213 Durham Dr	0.15mi	3/2.0	1,757 (+3%)	4mo	$295,000	$168	85
219 Durham Dr	0.18mi	3/2.0	1,757 (+3%)	4mo	$295,000	$168	83
106 Dove Cir	0.38mi	3/2.0	1,651 (-4%)	10mo	$230,000	$139	68
122 Coconut Grove Cir	0.41mi	3/2.5	1,624 (-5%)	4mo	$230,000	$142	67
100 Coconut Grove Cir	0.39mi	3/2.5	1,617 (-5%)	4mo	$237,500	$147	67
108 Eldridge Dr	0.18mi	3/2.0	1,885 (+10%)	10mo	$290,000	$154	66
114 Swan Cir	0.57mi	3/2.0	1,603 (-6%)	1mo	$232,500	$145	62
101 Coconut Grove Cir	0.37mi	3/2.5	1,604 (-6%)	13mo	$215,000	$134	60
127 Meadowlark Loop	0.49mi	3/2.0	1,650 (-4%)	14mo	$272,000	$165	59
114 Tern Cir	0.52mi	3/2.0	1,753 (+2%)	16mo	$257,500	$147	58
210 Porch View Dr	0.23mi	3/3.0	1,947 (+14%)	12mo	$415,000	$213	52
114 Rose Of Sharon Ln	0.65mi	3/2.0	1,953 (+14%)	11mo	$260,000	$133	37

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.20×
• Total profit: $-65,575
• Equity at exit: $43,836

10-year hold

• IRR: -25.0%
• Equity multiple: -0.12×
• Total profit: $-92,059
• Equity at exit: $25,420

Cash invested: $82,320 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 473
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$122
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-212

Break-even live

Break-even rent $2,932

Max offer price $256,591

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-129	+0% $-212	+5% $-295	+10% $-378
Rent	-10% $-422	-5% $-317	+0% $-212	+5% $-107	+10% $-1
Rate	-1.0pp $-64	-0.5pp $-137	base $-212	+0.5pp $-288	+1.0pp $-365

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Student Ln Lafayette, LA	3.0	2.0	1976	$3,500	$1.77	45d	1	0.13mi
215 Republic Ave Lafayette, LA	1.0–2.0	1.0–2.0	863	$1,455	$1.69	15d	16	0.14mi
150 La Rue Vil Lafayette, LA	3.0	2.0	1650	$1,650	$1.00	15d	1	0.14mi
202 Student Ln Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	0.14mi
406 E Martial Ave Lafayette, LA	4.0	2.0	2017	$5,000	$2.48	45d	1	0.16mi
404 E Martial Ave Lafayette, LA	4.0	2.0	2017	$4,000	$1.98	45d	1	0.16mi
402 E Martial Ave Lafayette, LA	3.0	2.0	1500	$4,000	$2.67	45d	1	0.16mi
115 La Rue Vil Lafayette, LA	3.0	2.0	1860	$1,900	$1.02	46d	1	0.17mi
5530 Ambassador Caffrey Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1194	$1,875	$1.57	15d	15	0.23mi
110 E Martial Ave Lafayette, LA	1.0–3.0	1.0–2.0	1047	$1,535	$1.47	15d	5	0.30mi
119 Coconut Grove Cir Lafayette, LA	3.0	2.5	1600	$1,800	$1.12	45d	1	0.45mi
1521 Camellia Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1246	$2,342	$1.88	15d	16	0.58mi
110 Frem Boustany Dr Lafayette, LA	1.0–3.0	1.0–2.0	1026	$2,030	$1.98	23d	15	0.63mi
201 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1024	$1,848	$1.80	15d	12	0.82mi
1510 Kaliste Saloom Rd #404 Lafayette, LA	3.0	2.5	1398	$4,000	$2.86	45d	1	0.98mi
536 Settlers Trace Blvd Lafayette, LA	1.0–3.0	1.0–2.0	1103	$1,795	$1.63	15d	10	0.98mi
105 Steiner Rd Lafayette, LA	2.0	2.5	1190	$2,900	$2.44	23d	1	1.02mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$1,985	$1.51	15d	1	1.05mi
104 shirekeep Ln Lafayette, LA	2.0	2.5	1311	$2,075	$1.58	45d	1	1.05mi
206 Steiner Oaks Lafayette, LA	2.0	2.5	1200	$2,975	$2.48	45d	1	1.05mi
214 Steiner Oaks Lafayette, LA	2.0	2.5	1190	$1,900	$1.60	45d	1	1.05mi
302 Richland Ave Unit 103C Lafayette, LA	2.0	2.0	1409	$4,200	$2.98	45d	1	1.06mi
1042 Camellia Blvd Lafayette, LA	1.0–2.0	1.0–2.0	880	$1,941	$2.21	15d	10	1.26mi
220 Steiner Rd Lafayette, LA	2.0	2.5	1200	$3,200	$2.67	45d	1	1.28mi
107 Papwood Cir Lafayette, LA	3.0	2.0	1805	$2,000	$1.11	23d	1	1.32mi
134 Sandest Dr Lafayette, LA	3.0	2.0	1173	$1,300	$1.11	23d	1	1.36mi
210 Polly Ln Lafayette, LA	1.0–3.0	1.0–2.0	1064	$1,686	$1.58	15d	23	1.37mi
1019 Kaliste Saloom Rd Lafayette, LA	1.0–3.0	1.0–2.0	928	$1,640	$1.77	15d	28	1.40mi
108 Beaulac Ln Lafayette, LA	2.0	2.0	1450	$2,950	$2.03	45d	1	1.41mi
106 Doubloon Dr Lafayette, LA	2.0	2.0	1200	$1,200	$1.00	45d	1	1.42mi
113 Templeton Dr Lafayette, LA	3.0	2.5	2050	$3,000	$1.46	45d	1	1.49mi

Listing history 8 events

1. 2026-05-12
   price $298,000 553-char remark
2. 2026-05-05
   price $298,500 553-char remark
3. 2026-04-21
   listed $302,500 Active 553-char remark
4. 2022-04-29
   soldstatus $276,000
5. 2017-08-31
   soldstatus $140,000
6. 2003-08-15
   soldstatus $181,400 149-char remark

   Show marketing remark (149 chars)

   NEW DESIGN WITH SEPARATE FORMAL DINING, WOOD FLOORS, SPLIT PLAN, CORNER FIREPLACE, BREAKFAST BAR, BEAUTIFUL DOUBLE CURVED FRONT DOORS WITH 3/4 GLASS.

7. 2003-04-15
   listed $179,900 149-char remark

   Show marketing remark (149 chars)

   NEW DESIGN WITH SEPARATE FORMAL DINING, WOOD FLOORS, SPLIT PLAN, CORNER FIREPLACE, BREAKFAST BAR, BEAUTIFUL DOUBLE CURVED FRONT DOORS WITH 3/4 GLASS.

8. 2001-11-26
   listed $30,000

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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 6/10 Major FEMA zone AE · 74% 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: $31,968
• − Mortgage interest: −$16,469
• − Property taxes: −$2,707
• − Insurance: −$6,589
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$8,553
• Taxable loss: −$7,463
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-750/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+880.0% since first listed

10 events — show timeline

• 2026-05-28 Pending — AcadianaMLS
• 2026-05-22 Price Changed $294,000 AcadianaMLS
• 2026-05-12 Price Changed $298,000 AcadianaMLS
• 2026-05-05 Price Changed $298,500 AcadianaMLS
• 2026-04-21 Listed $302,500 AcadianaMLS
• 2022-04-29 Sold (Public Records) $276,000 Public Records
• 2017-08-31 Sold (Public Records) $140,000 Public Records
• 2003-08-15 Sold (MLS) $181,400 AcadianaMLS
• 2003-04-15 Listed $179,900 AcadianaMLS
• 2001-11-26 Listed $30,000 AcadianaMLS

Property tax history

+7.7%/yr

Latest (2025): $2,707 · -1.1% YoY. Source: county tax records.