227 Brick St · Breaux Bridge, LA 70517

$135,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 165 Days on market

Built 1968 7,405 sqft lot $92/sqft · 15% below area Est $152k · 11% under

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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 +24.6/30.0
• ARV discount +12.4/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this precious and 3 bedroom, 2 bath home offering comfort, convenience, and unique features throughout. Step inside to an inviting open-concept living and kitchen area, perfect for everyday living or entertaining. The home features several thoughtful updates, adding style and functionality to each space.Outside, you'll find a spacious, fully fenced backyard ideal for pets, play, or relaxing evenings outdoors.Located just minutes from downtown, schools, restaurants, and shopping, this home offers the perfect blend of quiet living with easy access to everything you need.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.4% in Breaux Bridge — 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 62/100 on livability (#210 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 276 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

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.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $151,574
• List price: $135,000
• Delta: -10.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Courville St	0.17mi	3/2.0	1,450 (-1%)	1mo	$150,000	$103	89
250 Brick St	0.02mi	3/2.0	1,420 (-3%)	12mo	$110,000	$77	84
1017 Solomon St	0.26mi	2/1.0 (-1)	1,427 (-2%)	5mo	$205,000	$144	71
227 Ledoux St	0.33mi	3/2.0	1,560 (+7%)	13mo	$199,999	$128	63
729 Cecile Blvd	0.28mi	3/2.0	1,301 (-11%)	14mo	$36,100	$28	57
1107-A Main Hwy	0.32mi	3/2.0	1,603 (+10%)	18mo	$225,000	$140	54
711 Albert St	0.65mi	4/2.0 (+1)	1,456 (-0%)	16mo	$179,000	$123	50
201 Fleishman St	0.56mi	2/2.0 (-1)	1,546 (+6%)	12mo	$145,000	$94	49
708 S Belle Cir	0.70mi	3/2.0	1,512 (+3%)	16mo	$210,000	$139	49
114 Van Buren St	0.60mi	3/2.0	1,267 (-14%)	2mo	$151,000	$119	48
—	0.54mi	2/2.0 (-1)	1,251 (-14%)	11mo	$215,000	$172	37
316 S Main St	0.69mi	2/2.0 (-1)	1,651 (+13%)	11mo	$200,000	$121	32

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,060
• Equity at exit: $20,129

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $19,337
• 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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $280

Break-even live

Break-even rent $1,085

Max offer price $135,000

Occupancy floor 76%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	44d	1	0.44mi
117 S Poydras St Breaux Bridge, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	0.81mi
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	13d	1	0.84mi

Listing history 13 events

1. 2026-06-02
   status $135,000 Pending 165 DOM
2. 2026-06-01
   days on market $135,000 Active 165 DOM
3. 2026-05-31
   days on market $135,000 Active 164 DOM
4. 2026-05-30
   days on market $135,000 Active 163 DOM
5. 2026-05-18
   status Active 586-char remark

   Show marketing remark (586 chars)

   Welcome to this precious and 3 bedroom, 2 bath home offering comfort, convenience, and unique features throughout. Step inside to an inviting open-concept living and kitchen area, perfect for everyday living or entertaining. The home features several thoughtful updates, adding style and functionality to each space.Outside, you'll find a spacious, fully fenced backyard ideal for pets, play, or relaxing evenings outdoors.Located just minutes from downtown, schools, restaurants, and shopping, this home offers the perfect blend of quiet living with easy access to everything you need.

6. 2026-04-28
   price $135,000 586-char remark

   Show marketing remark (586 chars)

   Welcome to this precious and 3 bedroom, 2 bath home offering comfort, convenience, and unique features throughout. Step inside to an inviting open-concept living and kitchen area, perfect for everyday living or entertaining. The home features several thoughtful updates, adding style and functionality to each space.Outside, you'll find a spacious, fully fenced backyard ideal for pets, play, or relaxing evenings outdoors.Located just minutes from downtown, schools, restaurants, and shopping, this home offers the perfect blend of quiet living with easy access to everything you need.

7. 2026-02-25
   price $138,000 586-char remark

   Show marketing remark (586 chars)

   Welcome to this precious and 3 bedroom, 2 bath home offering comfort, convenience, and unique features throughout. Step inside to an inviting open-concept living and kitchen area, perfect for everyday living or entertaining. The home features several thoughtful updates, adding style and functionality to each space.Outside, you'll find a spacious, fully fenced backyard ideal for pets, play, or relaxing evenings outdoors.Located just minutes from downtown, schools, restaurants, and shopping, this home offers the perfect blend of quiet living with easy access to everything you need.

8. 2025-12-15
   listed $140,000 Active 586-char remark

   Show marketing remark (586 chars)

   Welcome to this precious and 3 bedroom, 2 bath home offering comfort, convenience, and unique features throughout. Step inside to an inviting open-concept living and kitchen area, perfect for everyday living or entertaining. The home features several thoughtful updates, adding style and functionality to each space.Outside, you'll find a spacious, fully fenced backyard ideal for pets, play, or relaxing evenings outdoors.Located just minutes from downtown, schools, restaurants, and shopping, this home offers the perfect blend of quiet living with easy access to everything you need.

9. 2021-11-02
   soldstatus $137,000
10. 2021-10-29
    soldstatus $137,000 271-char remark

    Show marketing remark (271 chars)

    Great home! 3 bedroom 2 bath home in the heart of Breaux Bridge. Large backyard completely fenced. Brand new Hvac. Home never flooded. Zone X. Walking distance from downtownshopping, Buck & Johnny's, Cafe Sydnie Mae, and Tante Marie. Call today to schedule a showing.

11. 2021-07-09
    listed $135,000 271-char remark

    Show marketing remark (271 chars)

    Great home! 3 bedroom 2 bath home in the heart of Breaux Bridge. Large backyard completely fenced. Brand new Hvac. Home never flooded. Zone X. Walking distance from downtownshopping, Buck & Johnny's, Cafe Sydnie Mae, and Tante Marie. Call today to schedule a showing.

12. 2004-02-17
    soldstatus $60,000
13. 2003-01-08
    listed $98,000

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,272
• − Mortgage interest: −$7,562
• − Property taxes: −$1,113
• − Insurance: −$675
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,927
• Taxable income: $1,231
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,066/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Breaux Bridge

• Score: 62/100
• State rank: #210
• US rank: #16362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breaux Bridge, LA
• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• Rent YoY: —
• Metro: —
• 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

+37.8% since first listed

9 events — show timeline

• 2026-05-18 Relisted — AcadianaMLS
• 2026-04-28 Price Changed $135,000 AcadianaMLS
• 2026-02-25 Price Changed $138,000 AcadianaMLS
• 2025-12-15 Listed $140,000 AcadianaMLS
• 2021-11-02 Sold (Public Records) $137,000 Public Records
• 2021-10-29 Sold (MLS) $137,000 AcadianaMLS
• 2021-07-09 Listed $135,000 AcadianaMLS
• 2004-02-17 Sold (MLS) $60,000 AcadianaMLS
• 2003-01-08 Listed $98,000 AcadianaMLS

Property tax history

+3.8%/yr

Latest (2025): $1,113 · -0.6% YoY. Source: county tax records.