Huntsville Plan · Broussard, LA 70518

$266,500

4 bd · 2.0 ba · 1,786 sqft · SingleFamily · 457 Days on market

Excellent condition

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Huntsville new home floor plan in Broussard, Louisiana in Cypress Falls community. The Huntsville consists of a single-story plan, offering a well-designed layout with four bedrooms and two bathrooms, spanning just under 1,800 square feet. One of the many standout features is the seamless integration of the kitchen, dining area, and living room, creating an open concept design that is perfect for hosting gatherings. The kitchen boasts elegant granite countertops, subway tile backsplash, painted shaker style cabinetry, stainless steel appliances, and a convenient walk-in pantry. The dining room is seamlessly integrated off the kitchen which leads you to the patio access where you can savor your morning coffee or enjoy peaceful evenings on the shaded covered patio. The main bedroom suite serves as your personal retreat, complete with a luxurious garden tub and shower, granite vanity, private commode, and a spacious walk-in closet. Additionally, the house includes 3 other guest bedrooms, which alternate uses that fit your lifestyle and another full guest bathroom. The Huntsville plan would not be complete without a two-car garage with attic access and a laundry room, providing both functionality and storage space. Notably, your new home will come equipped with our Smart Home Technology Package, curated especially for you and to bring convenience to your everyday life. Furthermore, this floorplan comes with our unrivaled warranties and a top of the line, Energy S

Key facts

• Open concept design
• Granite countertops
• Walk-in pantry

Tags

• OPEN CONCEPT DESIGN
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• PAINTED SHAKER STYLE CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

🏗️ New construction. The $266,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,300.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (10.1% below list).
• Recommended offer: $235k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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-, 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: 339 active listings in the ZIP; 6 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 $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 457 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $260,300
• List price: $266,500
• Delta: 2.38%
• 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
109 Broussard Hill Dr	0.40mi	4/2.0	1,786 (0%)	5mo	$248,000	$139	77
104 Broussard Hill Dr	0.40mi	4/2.0	1,786 (0%)	8mo	$248,000	$139	75
107 Broussard Hill Dr	0.40mi	4/2.0	1,836 (+3%)	5mo	$251,000	$137	73
114 Broussard Hill Dr	0.43mi	4/2.0	1,786 (0%)	11mo	$263,500	$148	71
112 Broussard Hill Dr	0.40mi	4/2.0	1,836 (+3%)	9mo	$258,500	$141	69
106 Broussard Hill Dr	0.40mi	4/2.0	1,704 (-5%)	7mo	$244,000	$143	68
519 Broussard Hill Dr	0.49mi	4/2.0	1,781 (-0%)	11mo	$250,500	$141	68
110 Broussard Hill Dr	0.40mi	4/2.0	1,874 (+5%)	8mo	$255,000	$136	67
520 Broussard Hill Dr	0.48mi	4/2.0	1,706 (-4%)	11mo	$251,500	$147	61
108 Broussard Hill Dr	0.40mi	3/2.0 (-1)	1,616 (-10%)	9mo	$240,000	$149	53
524 Broussard Hill Dr	0.49mi	3/2.0 (-1)	1,616 (-10%)	6mo	$240,000	$149	51
103 Broussard Hill Dr	0.64mi	3/2.0 (-1)	1,613 (-10%)	6mo	$240,000	$149	44

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-36,221
• Equity at exit: $38,812

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-23,768
• Equity at exit: $22,506

Cash invested: $72,884 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,395 high
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,904/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $93

Break-even live

Break-even rent $2,277

Max offer price $260,300

Occupancy floor 91%

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: $65,075
• Closing costs: $7,809
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	13d	27	0.28mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	13d	9	0.36mi
105 Harvest Hill Dr Broussard, LA	4.0	2.0	1706	$2,250	$1.32	13d	1	0.40mi
407 Broussard Hill Dr Broussard, LA	5.0	3.0	2087	$4,500	$2.16	44d	1	0.54mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	44d	1	0.95mi
711 E Main St #900 Broussard, LA	3.0	3.0	2276	$1,895	$0.83	21d	1	0.95mi

Listing history 17 events

1. 2026-06-18
   days on market $266,500 Active 457 DOM
2. 2026-06-17
   days on market $266,500 Active 456 DOM
3. 2026-06-16
   days on market $266,500 Active 455 DOM
4. 2026-06-15
   days on market $266,500 Active 454 DOM
5. 2026-06-14
   days on market $266,500 Active 452 DOM
6. 2026-06-13
   days on market $266,500 Active 451 DOM
7. 2026-06-10
   days on market $266,500 Active 449 DOM
8. 2026-06-09
   days on market $266,500 Active 448 DOM
9. 2026-06-08
   days on market $266,500 Active 447 DOM
10. 2026-06-07
    days on market $266,500 Active 446 DOM
11. 2026-06-05
    days on market $266,500 Active 443 DOM
12. 2026-06-03
    days on market $266,500 Active 442 DOM
13. 2026-06-02
    days on market $266,500 Active 441 DOM
14. 2026-06-01
    days on market $266,500 Active 440 DOM
15. 2026-05-31
    days on market $266,500 Active 439 DOM
16. 2026-05-30
    days on market $266,500 Active 438 DOM
17. 2025-03-18
    listed $266,500 Active 1495-char remark

    Show marketing remark (1495 chars)

    Explore the Huntsville new home floor plan in Broussard, Louisiana in Cypress Falls community. The Huntsville consists of a single-story plan, offering a well-designed layout with four bedrooms and two bathrooms, spanning just under 1,800 square feet. One of the many standout features is the seamless integration of the kitchen, dining area, and living room, creating an open concept design that is perfect for hosting gatherings. The kitchen boasts elegant granite countertops, subway tile backsplash, painted shaker style cabinetry, stainless steel appliances, and a convenient walk-in pantry. The dining room is seamlessly integrated off the kitchen which leads you to the patio access where you can savor your morning coffee or enjoy peaceful evenings on the shaded covered patio. The main bedroom suite serves as your personal retreat, complete with a luxurious garden tub and shower, granite vanity, private commode, and a spacious walk-in closet. Additionally, the house includes 3 other guest bedrooms, which alternate uses that fit your lifestyle and another full guest bathroom. The Huntsville plan would not be complete without a two-car garage with attic access and a laundry room, providing both functionality and storage space. Notably, your new home will come equipped with our Smart Home Technology Package, curated especially for you and to bring convenience to your everyday life. Furthermore, this floorplan comes with our unrivaled warranties and a top of the line, Energy S

ⓘ 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: $28,737
• − Mortgage interest: −$14,581
• − Property taxes: −$3,904
• − Insurance: −$1,301
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$7,572
• Taxable loss: −$3,220
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $1,889/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 · 13 photos

Excellent 95/100 None rehab

The home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Landscaping can improve the curb appeal and add value to the home, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Landscaping can improve the curb appeal and add value to the home, making it more attractive to potential buyers and renters. ↑

ⓘ 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

• 2025-03-18 Listed $266,500 Zillow