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

$250,990

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 590 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• 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 590 days

Tags

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

🏗️ New construction. The $250,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,674.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $251k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.7% below list).
• Recommended offer: $212k (15.7% 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: 341 active listings in the ZIP; 4 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 $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 590 days — a 12% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,646 (15.7% 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 590 days. Have you received any prior offers? Is the seller open to a 16% 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: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $278,674
• List price: $250,990
• Delta: -9.93%
• 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%)	1mo	$255,920	$167	89
103 Lotus St	0.05mi	3/2.0	1,660 (+7%)	2mo	$262,894	$158	84
109 Lotus St	0.08mi	3/2.0	1,660 (+7%)	2mo	$259,578	$156	83
121 Lotus St	0.13mi	3/2.0	1,660 (+7%)	7mo	$262,933	$158	76
900 Summer St	0.21mi	3/2.0	1,660 (+7%)	6mo	$259,451	$156	74
804 Summer St	0.21mi	3/2.0	1,710 (+10%)	4mo	$264,394	$155	69
114 Star Ln	0.11mi	3/2.0	1,779 (+15%)	2mo	$274,015	$154	68
111 Lotus St	0.09mi	3/2.0	1,779 (+15%)	4mo	$273,649	$154	68
117 Lotus St	0.11mi	3/2.0	1,779 (+15%)	3mo	$275,825	$155	68
306 Summer St	0.04mi	3/2.0	1,779 (+15%)	7mo	$267,390	$150	67
116 Lotus St	0.11mi	3/2.0	1,740 (+12%)	9mo	$269,675	$155	67
606 Summer St	0.16mi	3/2.0	1,779 (+15%)	8mo	$270,555	$152	61

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-61,292
• Equity at exit: $41,551

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-74,060
• Equity at exit: $24,095

Cash invested: $78,029 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$1,461
• Tax est. 1.5%: −$348 /mo · $4,180/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-254

Break-even live

Break-even rent $2,438

Max offer price $241,943

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-158	+0% $-254	+5% $-350	+10% $-446
Rent	-10% $-421	-5% $-337	+0% $-254	+5% $-170	+10% $-87
Rate	-1.0pp $-114	-0.5pp $-183	base $-254	+0.5pp $-326	+1.0pp $-400

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: $69,668
• Closing costs: $8,360
• 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	23d	1	0.09mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	23d	1	0.94mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	15d	1	1.18mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	23d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $250,990 Active 590 DOM
2. 2026-06-18
   days on market $250,990 Active 587 DOM
3. 2026-06-17
   days on market $250,990 Active 586 DOM
4. 2026-06-16
   days on market $250,990 Active 585 DOM
5. 2026-06-15
   days on market $250,990 Active 584 DOM
6. 2026-06-14
   days on market $250,990 Active 582 DOM
7. 2026-06-13
   days on market $250,990 Active 581 DOM
8. 2026-06-10
   days on market $250,990 Active 579 DOM
9. 2026-06-09
   days on market $250,990 Active 578 DOM
10. 2026-06-08
    days on market $250,990 Active 577 DOM
11. 2026-06-07
    days on market $250,990 Active 576 DOM
12. 2026-06-05
    days on market $250,990 Active 573 DOM
13. 2026-06-03
    days on market $250,990 Active 572 DOM
14. 2026-06-02
    days on market $250,990 Active 571 DOM
15. 2026-06-01
    days on market $250,990 Active 570 DOM
16. 2026-05-31
    days on market $250,990 Active 569 DOM
17. 2026-05-30
    days on market $250,990 Active 568 DOM
18. 2024-11-08
    listed $250,990 Active 110-char remark

    Show marketing remark (110 chars)

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

ⓘ 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: −$15,610
• − Property taxes: −$4,180
• − Insurance: −$1,393
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$8,107
• Taxable loss: −$7,956
• Est. tax savings @ 24.0%: +$1,910
• After-tax cash flow: $-1,137/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Some overgrown grass	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2024-11-08 Listed $250,990 Zillow