211 Yvonne St · Broussard, LA 70518

$165,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 13 Days on market

Built 1978 0.28 ac lot $129/sqft · 7% above area Est $147k · 12% over

---

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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Appraised above asking price. Charming 3-bedroom, 2-bath home nestled on a peaceful dead-end street in the historic city of Broussard. With a little TLC this home could be you perfect home. It offers abundant natural light and a functional, comfortable layout perfect for everyday living.Step outside to find a versatile shed ideal for extra storage or a workshop, along with an additional outdoor shop for added convenience. Enjoy the tranquility of a quiet neighborhood while still being just minutes from local amenities, shopping, and dining.Your ideal home is ready for you!

Key facts

• Versatile shed
• Dead-end street
• Outdoor shop

Tags

• DEAD-END STREET
• VERSATILE SHED
• OUTDOOR SHOP
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.7% 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-, employment 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% 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: 341 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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: major flood risk; 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 $165,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $146,953
• List price: $165,000
• Delta: 12.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Yvonne St	0.00mi	3/2.0	1,219 (-5%)	0mo	$165,000	$135	92
217 Glenn St	0.16mi	3/1.0	1,300 (+2%)	6mo	$30,000	$23	81
221 Village Square Dr	0.26mi	3/2.0	1,220 (-5%)	9mo	$186,000	$152	73
206 Eleanor St	0.04mi	2/1.0 (-1)	1,367 (+7%)	7mo	$60,000	$44	72
100 Village Square Dr	0.15mi	3/2.5	1,373 (+7%)	11mo	$185,000	$135	70
304 W Broussard St	0.28mi	4/2.0 (+1)	1,426 (+11%)	2mo	$152,000	$107	62
917 W Monroe St	0.43mi	2/2.0 (-1)	1,361 (+6%)	9mo	$177,000	$130	57
416 Hillbrooke Dr	0.40mi	3/2.0	1,466 (+14%)	1mo	$250,000	$171	56
504 E 3rd St	0.70mi	3/1.0	1,350 (+6%)	7mo	$150,000	$111	49
908 W Monroe St	0.40mi	2/2.0 (-1)	1,125 (-12%)	10mo	$136,500	$121	48
221 Ned L St	0.61mi	3/1.0	1,117 (-13%)	12mo	$145,000	$130	36
105 Sugar Dr	0.66mi	3/1.0	1,100 (-14%)	9mo	$175,000	$159	34

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,971
• Equity at exit: $24,602

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $21,430
• Equity at exit: $14,266

Cash invested: $46,200 (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 70518

• Home prices YoY: -16.0%
• Active inventory: 341
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$865
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $327

Break-even live

Break-even rent $1,307

Max offer price $165,000

Occupancy floor 76%

Sensitivity live

Price	-10% $420	-5% $373	+0% $327	+5% $280	+10% $233
Rent	-10% $191	-5% $259	+0% $327	+5% $395	+10% $463
Rate	-1.0pp $410	-0.5pp $369	base $327	+0.5pp $284	+1.0pp $240

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Barnes LN Broussard, LA	1.0–2.0	2.0	875	$1,649	$1.88	15d	11	0.26mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	22d	1	0.27mi
125 Ridgeview Dr Broussard, LA	1.0–2.0	1.0	769	$825	$1.07	15d	4	0.36mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	22d	1	0.51mi
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	45d	1	0.54mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	45d	1	0.63mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	22d	1	0.68mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	45d	1	0.71mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	22d	1	0.91mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	45d	1	0.98mi
217 Ryder Dr Unit 223 Lafayette, LA	2.0	1.5	900	$995	$1.11	22d	1	1.23mi
200 Tennyson Dr Broussard, LA	3.0	2.5	1843	$2,300	$1.25	15d	1	1.37mi
200 Tennyson Dr Broussard, LA	3.0	2.0	1843	$2,495	$1.35	45d	1	1.37mi

Listing history 11 events

1. 2026-05-02
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Appraised above asking price. Charming 3-bedroom, 2-bath home nestled on a peaceful dead-end street in the historic city of Broussard. With a little TLC this home could be you perfect home. It offers abundant natural light and a functional, comfortable layout perfect for everyday living.Step outside to find a versatile shed ideal for extra storage or a workshop, along with an additional outdoor shop for added convenience. Enjoy the tranquility of a quiet neighborhood while still being just minutes from local amenities, shopping, and dining.Your ideal home is ready for you!

2. 2026-03-22
   listed $165,000 Active 583-char remark

   Show marketing remark (583 chars)

   Appraised above asking price. Charming 3-bedroom, 2-bath home nestled on a peaceful dead-end street in the historic city of Broussard. With a little TLC this home could be you perfect home. It offers abundant natural light and a functional, comfortable layout perfect for everyday living.Step outside to find a versatile shed ideal for extra storage or a workshop, along with an additional outdoor shop for added convenience. Enjoy the tranquility of a quiet neighborhood while still being just minutes from local amenities, shopping, and dining.Your ideal home is ready for you!

3. 2019-11-20
   soldstatus $150,000
4. 2019-11-19
   soldstatus $150,000 19-char remark

   Show marketing remark (19 chars)

   Sold before listing

5. 2019-11-18
   listed $150,000 19-char remark

   Show marketing remark (19 chars)

   Sold before listing

6. 2018-03-29
   soldstatus $140,000
7. 2018-03-28
   soldstatus $140,000
8. 2018-02-09
   listed $140,000
9. 2015-12-04
   soldstatus $50,000
10. 2015-12-04
    soldstatus $50,000
11. 2015-11-17
    listed $60,000

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $20,650
• − Mortgage interest: −$9,243
• − Property taxes: −$1,185
• − Insurance: −$825
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,800
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,610/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

+175.0% since first listed

11 events — show timeline

• 2026-05-02 Pending — AcadianaMLS
• 2026-03-22 Listed $165,000 AcadianaMLS
• 2019-11-20 Sold (Public Records) $150,000 Public Records
• 2019-11-19 Sold (MLS) $150,000 AcadianaMLS
• 2019-11-18 Listed $150,000 AcadianaMLS
• 2018-03-29 Sold (Public Records) $140,000 Public Records
• 2018-03-28 Sold (MLS) $140,000 AcadianaMLS
• 2018-02-09 Listed $140,000 AcadianaMLS
• 2015-12-04 Sold (Public Records) $50,000 Public Records
• 2015-12-04 Sold (MLS) $50,000 AcadianaMLS
• 2015-11-17 Listed $60,000 AcadianaMLS

Property tax history

+17.8%/yr

Latest (2025): $1,185 · -1.4% YoY. Source: county tax records.