112 S Saint Pierre St · Broussard, LA 70518

$110,000

2 bd · 1.5 ba · 984 sqft · SingleFamily public records · 16 Days on market

Built 1983 1,306 sqft lot Est $119k · 8% 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 +25.9/30.0
• ARV discount +10.9/15.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• 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

FRESH PAINT. NEW CARPET AND CERAMIC TILE. SMALL FENCED YARD. TWO BEDROOMS UPSTAIRS. WINDOW OPENING FROM KITCHEN TO DINING AREA. PANTRY

Key facts

• Just off main street
• Prime location
• Community events

Tags

• PRIME LOCATION
• JUST OFF MAIN STREET
• MOMENTS FROM DOWNTOWN
• LOCAL SHOPS
• RESTAURANTS
• COMMUNITY EVENTS

Property features AI

Exterior

• Parking: Assigned parking; Open parking available
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single Family Residence or Townhouse; Fixer condition; Paved road frontage
• Construction: Brick veneer and vinyl siding; Composition roof
• Exterior features: Exterior lighting; Open patio/porch

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove
• Bedrooms: Townhouse / single-family layout (sub-type indicates townhouse or single family residence)
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Window unit(s) for cooling
• Interior features: Dual closets; Formica counters; Window treatments; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Katharine Drexel Elementary School (math 34% / reading 57%, grade D-, #169 of 646 statewide, top 27%, 646 students, 69% 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).
• Market conditions: 339 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent is only 14% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $119,064
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 S St Pierre St	0.00mi	2/1.5	1,007 (+2%)	6mo	$125,000	$124	90
106 S Saint Pierre St	0.01mi	2/1.5	1,007 (+2%)	13mo	$119,500	$119	85
210 Yvonne St Unit D	0.43mi	2/2.0	1,032 (+5%)	9mo	$135,000	$131	62
439 Mary St	0.30mi	2/1.5	1,030 (+5%)	20mo	$84,900	$82	62
501 Avenue B	0.47mi	3/1.0 (+1)	1,050 (+7%)	3mo	$112,000	$107	57
201 4th St	0.48mi	3/1.0 (+1)	992 (+1%)	15mo	$73,000	$74	57
908 W Monroe St	0.27mi	2/2.0	1,125 (+14%)	10mo	$136,500	$121	54
306 S Saint Pierre St	0.13mi	2/1.0	850 (-14%)	22mo	$139,900	$165	51
105 Sugar Dr	0.53mi	3/1.0 (+1)	1,100 (+12%)	9mo	$175,000	$159	41
207 Ned L St	0.64mi	3/1.0 (+1)	1,060 (+8%)	14mo	$80,000	$75	39
221 Ned L St	0.61mi	3/1.0 (+1)	1,117 (+14%)	12mo	$145,000	$130	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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-720
• Equity at exit: $16,401

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $21,337
• Equity at exit: $9,511

Cash invested: $30,800 (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 70518

• Home prices YoY: -16.0%
• Active inventory: 339
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$577
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $269

Break-even live

Break-even rent $879

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $331	-5% $300	+0% $269	+5% $238	+10% $207
Rent	-10% $173	-5% $221	+0% $269	+5% $317	+10% $365
Rate	-1.0pp $324	-0.5pp $297	base $269	+0.5pp $240	+1.0pp $211

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 S Jefferson St Broussard, LA	1.0	1.0	525	$1,095	$2.09	44d	1	0.08mi
122 S Jefferson St Broussard, LA	1.0	1.0	525	$1,095	$2.09	44d	1	0.08mi
101 Barnes LN Broussard, LA	1.0–2.0	2.0	875	$1,649	$1.88	14d	11	0.20mi
413 Mary St Broussard, LA	2.0	1.0	850	$925	$1.09	14d	1	0.25mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	22d	1	0.43mi
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	44d	1	0.43mi
125 Ridgeview Dr Broussard, LA	1.0–2.0	1.0	769	$825	$1.07	14d	4	0.64mi
115 S Girouard Rd Apt A2 Broussard, LA	2.0	1.0	750	$840	$1.12	44d	1	1.03mi
115 S Girouard Rd Unit D2 Broussard, LA	2.0	1.0	750	$840	$1.12	22d	1	1.03mi
217 Ryder Dr Unit 223 Lafayette, LA	2.0	1.5	900	$995	$1.11	22d	1	1.23mi

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 16 DOM
2. 2026-06-17
   days on market $110,000 Active 15 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   days on market $110,000 Active 14 DOM
5. 2026-06-15
   days on market $110,000 Active 13 DOM
6. 2026-06-14
   days on market $110,000 Active 11 DOM
7. 2026-06-13
   days on market $110,000 Active 10 DOM
8. 2026-06-10
   days on market $110,000 Active 8 DOM
9. 2026-06-09
   days on market $110,000 Active 7 DOM
10. 2026-06-08
    days on market $110,000 Active 6 DOM
11. 2026-06-07
    days on market $110,000 Active 5 DOM
12. 2026-06-05
    days on market $110,000 Active 2 DOM
13. 2026-06-03
    remarks 654-char remark
14. 2026-06-03
    listed $110,000 Active 1 DOM

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 (unshaded) · 0% 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: $14,631
• − Mortgage interest: −$6,162
• − Property taxes: −$859
• − Insurance: −$550
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,200
• Taxable income: $1,519
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,862/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

+38.4% since first listed

3 events — show timeline

• 2026-06-02 Listed $110,000 AcadianaMLS
• 2005-11-22 Sold (MLS) $79,500 AcadianaMLS
• 2005-10-25 Listed $79,500 AcadianaMLS

Property tax history

+19.9%/yr

Latest (2025): $859 · -1.4% YoY. Source: county tax records.