207 Wilkie St · Broussard, LA 70518

$75,000

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 72 Days on market

Built 1974 0.35 ac lot $56/sqft · 62% below area Est $142k · 47% under ↓ 11% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Broussard, this is the first time this generational home has ever been for sale. Lots of potential here!

Key facts

• 0.35 acre lot
• Parking
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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: 340 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.22% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.17%
• DSCR: 3.19
• GRM: 3.8

CMA / ARV

• ARV (median comp): $142,281
• List price: $75,000
• Delta: -47.29%
• 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
217 Glenn St	0.20mi	3/1.0	1,300 (-3%)	6mo	$30,000	$23	81
206 Eleanor St	0.18mi	2/1.0 (-1)	1,367 (+2%)	7mo	$60,000	$44	77
100 Village Square Dr	0.07mi	3/2.5	1,373 (+3%)	11mo	$185,000	$135	77
211 Yvonne St	0.21mi	3/2.0	1,219 (-9%)	0mo	$165,000	$135	71
221 Village Square Dr	0.09mi	3/2.0	1,220 (-9%)	9mo	$186,000	$152	70
504 E 3rd St	0.49mi	3/1.0	1,350 (+1%)	6mo	$150,000	$111	70
304 W Broussard St	0.23mi	4/2.0 (+1)	1,426 (+7%)	2mo	$152,000	$107	68
917 W Monroe St	0.45mi	2/2.0 (-1)	1,361 (+2%)	9mo	$177,000	$130	59
105 Village Square Dr	0.05mi	3/2.0	1,136 (-15%)	12mo	$156,000	$137	59
416 Hillbrooke Dr	0.56mi	3/2.0	1,466 (+10%)	1mo	$250,000	$171	52
805 W Monroe St	0.39mi	3/3.0	1,532 (+15%)	4mo	$190,000	$124	46
409 Hillbrooke Dr	0.55mi	3/2.0	1,525 (+14%)	11mo	$255,000	$167	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.75×
• Total profit: $15,737
• Equity at exit: $11,183

10-year hold

• IRR: 27.0%
• Equity multiple: 3.40×
• Total profit: $50,305
• Equity at exit: $6,485

Cash invested: $21,000 (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: 340
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $434

Break-even live

Break-even rent $1,115

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $476	-5% $455	+0% $434	+5% $413	+10% $392
Rent	-10% $303	-5% $368	+0% $434	+5% $500	+10% $565
Rate	-1.0pp $472	-0.5pp $453	base $434	+0.5pp $415	+1.0pp $395

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	14d	11	0.17mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	22d	1	0.24mi
125 Ridgeview Dr Broussard, LA	1.0–2.0	1.0	769	$825	$1.07	14d	4	0.28mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	22d	1	0.31mi
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	45d	1	0.35mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	45d	1	0.51mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	45d	1	0.69mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	22d	1	0.80mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	22d	1	1.00mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	45d	1	1.13mi
217 Ryder Dr Unit 223 Lafayette, LA	2.0	1.5	900	$995	$1.11	22d	1	1.38mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	14d	9	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 72 DOM
2. 2026-06-18
   days on market $75,000 Active 69 DOM
3. 2026-06-17
   days on market $75,000 Active 68 DOM
4. 2026-06-16
   days on market $75,000 Active 67 DOM
5. 2026-06-15
   days on market $75,000 Active 66 DOM
6. 2026-06-14
   days on market $75,000 Active 64 DOM
7. 2026-06-13
   days on market $75,000 Active 63 DOM
8. 2026-06-10
   days on market $75,000 Active 61 DOM
9. 2026-06-09
   days on market $75,000 Active 60 DOM
10. 2026-06-08
    days on market $75,000 Active 59 DOM
11. 2026-06-07
    pricedays on market $75,000 Active 58 DOM
12. 2026-06-05
    days on market $80,000 Active 55 DOM
13. 2026-06-03
    days on market $80,000 Active 54 DOM
14. 2026-06-02
    days on market $80,000 Active 53 DOM
15. 2026-06-01
    days on market $80,000 Active 52 DOM
16. 2026-05-31
    days on market $80,000 Active 51 DOM
17. 2026-05-30
    days on market $80,000 Active 50 DOM
18. 2026-04-30
    price $80,000 128-char remark

    Show marketing remark (128 chars)

    Located in the heart of Broussard, this is the first time this generational home has ever been for sale. Lots of potential here!

19. 2026-04-10
    listed $90,000 Active 128-char remark

    Show marketing remark (128 chars)

    Located in the heart of Broussard, this is the first time this generational home has ever been for sale. Lots of potential here!

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$59/yr (+$5/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,968
• − Mortgage interest: −$4,201
• − Property taxes: −$353
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$2,182
• Taxable income: $4,543
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,118/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

-11.1% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $80,000 AcadianaMLS
• 2026-04-10 Listed $90,000 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $353 · -1.4% YoY. Source: county tax records.