Hughes IV G - Ambassador Commons Plan · Broussard, LA 70518

$255,990

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 638 Days on market

Fair condition

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick and Vinyl Exterior Recessed Lighting in Kitchen Walk-in Master Closet Two Car Garage Covered Rear Patio

Key facts

• Upscale community
• 2 garage spots
• Listed 637 days

Tags

• UPSCALE COMMUNITY
• BRICK WITH HARDIPLANK SIDING
• 3CM GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,089.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (17.3% below list).
• Recommended offer: $212k (17.3% below list) — sets the bar for 1% rule.

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); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% 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 56% FRL track the district average.
• Market conditions: 391 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 638 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,646 (17.3% 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 638 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.76% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $280,089
• List price: $255,990
• Delta: -8.60%
• 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
123 Star Ln	0.18mi	3/2.0	1,536 (-1%)	3mo	$255,920	$167	88
103 Lotus St	0.05mi	3/2.0	1,660 (+7%)	3mo	$262,894	$158	83
112 Star Ln	0.10mi	3/2.0	1,660 (+7%)	1mo	$265,913	$160	82
109 Lotus St	0.08mi	3/2.0	1,660 (+7%)	3mo	$259,578	$156	82
121 Lotus St	0.13mi	3/2.0	1,660 (+7%)	8mo	$262,933	$158	75
900 Summer St	0.21mi	3/2.0	1,660 (+7%)	7mo	$259,451	$156	72
804 Summer St	0.21mi	3/2.0	1,710 (+10%)	6mo	$264,394	$155	68
114 Star Ln	0.11mi	3/2.0	1,779 (+15%)	4mo	$274,015	$154	67
117 Lotus St	0.11mi	3/2.0	1,779 (+15%)	4mo	$275,825	$155	67
111 Lotus St	0.09mi	3/2.0	1,779 (+15%)	6mo	$273,649	$154	67
306 Summer St	0.04mi	3/2.0	1,779 (+15%)	9mo	$267,390	$150	66
806 Summer St	0.33mi	3/2.0	1,779 (+15%)	0mo	$282,617	$159	60

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-62,145
• Equity at exit: $41,762

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-75,605
• Equity at exit: $24,217

Cash invested: $78,425 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 15 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $274,490 ($155/sqft)
• Median days on market: 245 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +16.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70518

• Home prices YoY: -16.0%
• Active inventory: 391
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$1,469
• Tax est. 1.5%: −$350 /mo · $4,201/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-264

Break-even live

Break-even rent $2,450

Max offer price $241,943

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-167	+0% $-264	+5% $-360	+10% $-457
Rent	-10% $-431	-5% $-347	+0% $-264	+5% $-180	+10% $-96
Rate	-1.0pp $-123	-0.5pp $-192	base $-264	+0.5pp $-336	+1.0pp $-410

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: $70,022
• Closing costs: $8,403
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	70d	1	0.09mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	70d	1	0.94mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	62d	1	1.18mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	70d	1	1.37mi

Listing history 50 events

1. 2026-08-08
   days on market $255,990 Active 638 DOM
2. 2026-08-07
   days on market $255,990 Active 637 DOM
3. 2026-08-06
   days on market $255,990 Active 636 DOM
4. 2026-08-05
   days on market $255,990 Active 635 DOM
5. 2026-08-04
   days on market $255,990 Active 634 DOM
6. 2026-08-03
   days on market $255,990 Active 633 DOM
7. 2026-07-31
   days on market $255,990 Active 630 DOM
8. 2026-07-30
   days on market $255,990 Active 629 DOM
9. 2026-07-29
   days on market $255,990 Active 628 DOM
10. 2026-07-27
    days on market $255,990 Active 626 DOM
11. 2026-07-23
    days on market $255,990 Active 622 DOM
12. 2026-07-22
    days on market $255,990 Active 621 DOM
13. 2026-07-21
    days on market $255,990 Active 620 DOM
14. 2026-07-18
    days on market $255,990 Active 617 DOM
15. 2026-07-16
    days on market $255,990 Active 615 DOM
16. 2026-07-16
    days on market $255,990 Active 614 DOM
17. 2026-07-14
    days on market $255,990 Active 613 DOM
18. 2026-07-13
    days on market $255,990 Active 612 DOM
19. 2026-07-12
    days on market $255,990 Active 611 DOM
20. 2026-07-11
    days on market $255,990 Active 610 DOM
21. 2026-07-10
    days on market $255,990 Active 609 DOM
22. 2026-07-09
    days on market $255,990 Active 608 DOM
23. 2026-07-08
    days on market $255,990 Active 607 DOM
24. 2026-07-07
    pricedays on market $255,990 Active 606 DOM
25. 2026-07-06
    days on market $250,990 Active 605 DOM
26. 2026-07-05
    days on market $250,990 Active 604 DOM
27. 2026-07-04
    days on market $250,990 Active 603 DOM
28. 2026-07-03
    days on market $250,990 Active 602 DOM
29. 2026-07-02
    days on market $250,990 Active 601 DOM
30. 2026-07-01
    days on market $250,990 Active 600 DOM
31. 2026-06-30
    days on market $250,990 Active 599 DOM
32. 2026-06-29
    days on market $250,990 Active 598 DOM
33. 2026-06-28
    days on market $250,990 Active 597 DOM
34. 2026-06-28
    days on market $250,990 Active 596 DOM
35. 2026-06-27
    days on market $250,990 Active 595 DOM
36. 2026-06-25
    days on market $250,990 Active 593 DOM
37. 2026-06-23
    days on market $250,990 Active 591 DOM
38. 2026-06-21
    days on market $250,990 Active 590 DOM
39. 2026-06-18
    days on market $250,990 Active 587 DOM
40. 2026-06-17
    days on market $250,990 Active 586 DOM
41. 2026-06-16
    days on market $250,990 Active 585 DOM
42. 2026-06-15
    days on market $250,990 Active 584 DOM
43. 2026-06-14
    days on market $250,990 Active 582 DOM
44. 2026-06-13
    days on market $250,990 Active 581 DOM
45. 2026-06-10
    days on market $250,990 Active 579 DOM
46. 2026-06-09
    days on market $250,990 Active 578 DOM
47. 2026-06-08
    days on market $250,990 Active 577 DOM
48. 2026-06-07
    days on market $250,990 Active 576 DOM
49. 2026-06-05
    days on market $250,990 Active 573 DOM
50. 2026-06-03
    days on market $250,990 Active 572 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,398
• − Mortgage interest: −$15,689
• − Property taxes: −$4,201
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$8,148
• Taxable loss: −$8,105
• Est. tax savings @ 24.0%: +$1,945
• After-tax cash flow: $-1,218/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.

Condition & rehab AI · 3 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,750–$23,250 screening

The home is in fair condition with cosmetic updates needed, particularly to the exterior and landscaping. Painting and trimming would significantly enhance its curb appeal and value.

Repairs flagged

• Minor landscaping — Some overgrown grass

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both trim landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Martial Billeaud Elementary School C+ LA #79/646 Nat'l #8,534/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

B Composite livability gradescore 71/100

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 · 280,930 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: 19% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2024-11-08 Listed $250,990 Zillow