103 Heron Point Dr · Broussard, LA 70518

$308,500

4 bd · 2.0 ba · 1,835 sqft · SingleFamily public records · 79 Days on market

Built 2013 7,405 sqft lot $168/sqft · 11% below area Est $348k · 11% under $39/mo HOA · 2% of rent

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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).

• ARV discount +12.6/15.0
• Cash flow +11.0/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This 4-bedroom, 2-bathroom home in the highly sought-after Cypress Meadows subdivision offers an ideal location and a range of amenities such as a walking trail, fishing ponds and a playground. Upon entering, you'll be greeted by an open, split floor plan filled with natural light. The main level features a spacious living room that boasts 9+ foot custom ceilings, wood floors, crown molding, and a cozy gas burning fireplace. This space is perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen is equipped with stainless steel appliances, granite countertops, a tiled backsplash, a raised seating area, and a pantry. The kitchen seamlessly connects to both the breakfast area and the dining room. The primary suite showcases a barrel ceiling and has a private bathroom featuring separate double vanities, a jacuzzi tub, a separate shower, and a walk-in closet. Two additional bedrooms are conveniently situated downstairs, while the fourth bedroom is tucked away upstairs, offering a versatile space, whether used as a designated bedroom, office, playroom, etc. Step into the backyard to discover an outdoor space perfect for hosting outdoor gatherings, as it includes a covered patio, is fully fenced, and offers double gate access for added convenience. This home qualifies for 100% financing. Don't miss the chance to make this dream home your own!

Key facts

• Walking trail
• Fishing ponds
• Playground

Tags

• CYPRESS MEADOWS SUBDIVISION
• WALKING TRAIL
• FISHING PONDS
• PLAYGROUND
• OPEN SPLIT FLOOR PLAN
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (24.6% below list).
• Recommended offer: $233k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Broussard — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $9k 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 79 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $232,523 (24.6% 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 79 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (median comp): $347,825
• List price: $308,500
• Delta: -11.31%
• 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
123 Autumnbrook Dr	0.10mi	3/2.0 (-1)	1,800 (-2%)	1mo	$350,000	$194	87
100 Birchview Dr	0.21mi	3/2.0 (-1)	1,819 (-1%)	1mo	$319,000	$175	83
400 Old Cypress Dr	0.09mi	3/2.0 (-1)	1,740 (-5%)	1mo	$294,000	$169	81
210 Windy Feather Dr	0.34mi	3/2.0 (-1)	1,824 (-1%)	1mo	$338,500	$186	77
612 Easy Rock Landing Dr	0.37mi	3/2.0 (-1)	1,835 (0%)	1mo	$345,000	$188	77
413 Misty Wind Dr	0.28mi	3/2.0 (-1)	1,774 (-3%)	2mo	$325,000	$183	74
410 Easy Rock Landing Dr	0.25mi	3/2.0 (-1)	1,701 (-7%)	1mo	$321,000	$189	70
304 Bamboo Palm Way	0.36mi	4/3.0	2,044 (+11%)	2mo	$432,000	$211	59
103 Still Waters Rd	0.35mi	3/2.0 (-1)	1,608 (-12%)	1mo	$238,000	$148	57
403 Sunshine Rise Dr	0.35mi	4/3.0	2,073 (+13%)	2mo	$423,500	$204	57
301 Brianna Ln	0.73mi	3/2.0 (-1)	1,856 (+1%)	3mo	$300,000	$162	56
108 Travellers Palm Way	0.53mi	3/2.0 (-1)	2,000 (+9%)	2mo	$419,900	$210	54

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-58,480
• Equity at exit: $45,998

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-62,036
• Equity at exit: $26,673

Cash invested: $86,380 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$1,618
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$129
• HOA: −$39
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-132

Break-even live

Break-even rent $2,493

Max offer price $285,132

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-45	+0% $-132	+5% $-220	+10% $-307
Rent	-10% $-316	-5% $-224	+0% $-132	+5% $-40	+10% $51
Rate	-1.0pp $23	-0.5pp $-54	base $-132	+0.5pp $-212	+1.0pp $-294

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: $77,125
• Closing costs: $9,255
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	15d	1	0.07mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	23d	1	0.28mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	23d	1	0.97mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	45d	1	0.98mi
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	23d	1	1.14mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	45d	1	1.28mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	45d	1	1.36mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	45d	1	1.42mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	23d	1	1.44mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: gas

Listing history 29 events

1. 2026-06-21
   days on market $308,500 Active 79 DOM
2. 2026-06-18
   days on market $308,500 Active 76 DOM
3. 2026-06-17
   days on market $308,500 Active 75 DOM
4. 2026-06-16
   days on market $308,500 Active 74 DOM
5. 2026-06-15
   days on market $308,500 Active 73 DOM
6. 2026-06-14
   days on market $308,500 Active 71 DOM
7. 2026-06-13
   days on market $308,500 Active 70 DOM
8. 2026-06-10
   days on market $308,500 Active 68 DOM
9. 2026-06-09
   days on market $308,500 Active 67 DOM
10. 2026-06-08
    days on market $308,500 Active 66 DOM
11. 2026-06-07
    days on market $308,500 Active 65 DOM
12. 2026-06-05
    days on market $308,500 Active 62 DOM
13. 2026-06-03
    pricedays on market $308,500 Active 61 DOM
14. 2026-06-02
    days on market $309,500 Active 60 DOM
15. 2026-06-01
    days on market $309,500 Active 59 DOM
16. 2026-05-31
    days on market $309,500 Active 58 DOM
17. 2026-05-30
    days on market $309,500 Active 57 DOM
18. 2026-04-02
    listed $310,000 Active 1403-char remark

    Show marketing remark (1403 chars)

    Welcome home! This 4-bedroom, 2-bathroom home in the highly sought-after Cypress Meadows subdivision offers an ideal location and a range of amenities such as a walking trail, fishing ponds and a playground. Upon entering, you'll be greeted by an open, split floor plan filled with natural light. The main level features a spacious living room that boasts 9+ foot custom ceilings, wood floors, crown molding, and a cozy gas burning fireplace. This space is perfect for entertaining guests or relaxing with loved ones. The well-appointed kitchen is equipped with stainless steel appliances, granite countertops, a tiled backsplash, a raised seating area, and a pantry. The kitchen seamlessly connects to both the breakfast area and the dining room. The primary suite showcases a barrel ceiling and has a private bathroom featuring separate double vanities, a jacuzzi tub, a separate shower, and a walk-in closet. Two additional bedrooms are conveniently situated downstairs, while the fourth bedroom is tucked away upstairs, offering a versatile space, whether used as a designated bedroom, office, playroom, etc. Step into the backyard to discover an outdoor space perfect for hosting outdoor gatherings, as it includes a covered patio, is fully fenced, and offers double gate access for added convenience. This home qualifies for 100% financing. Don't miss the chance to make this dream home your own!

19. 2025-02-28
    soldstatus $289,500 Sold 1429-char remark

    Show marketing remark (1429 chars)

    This beautiful 4 bedroom/2 bath with the fourth being an upstairs bonus room with closet, home is ready for its new owners! As you step through the front door you are wrapped in natural light that flows throughout the home. The foyer leads you to the formal dining room which has a tray ceiling and a large picture window that overlooks the front porch. The open floor plan creates a great entertaining space. Wood laminate flooring flows throughout the living areas. You and your guests will enjoy visiting while sitting at the kitchen bar. The kitchen has slab granite countertops and stainless steel appliances which includes a gas range. The kitchen overlooks both the living room and breakfast area. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. The master bedroom has a domed ceiling and the en suite comes complete with dual vanities, jetted tub, separate tiled shower and a walk-in closet. Located towards the front of the home are the spacious 2 guest rooms and full bath. Upstairs is the multipurpose room which could be used for a media room, extra bedroom, playroom, or whatever your heart desires. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. Schedule your showing today!

20. 2025-02-28
    soldstatus $289,500

    Show marketing remark (1429 chars)

    This beautiful 4 bedroom/2 bath with the fourth being an upstairs bonus room with closet, home is ready for its new owners! As you step through the front door you are wrapped in natural light that flows throughout the home. The foyer leads you to the formal dining room which has a tray ceiling and a large picture window that overlooks the front porch. The open floor plan creates a great entertaining space. Wood laminate flooring flows throughout the living areas. You and your guests will enjoy visiting while sitting at the kitchen bar. The kitchen has slab granite countertops and stainless steel appliances which includes a gas range. The kitchen overlooks both the living room and breakfast area. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. The master bedroom has a domed ceiling and the en suite comes complete with dual vanities, jetted tub, separate tiled shower and a walk-in closet. Located towards the front of the home are the spacious 2 guest rooms and full bath. Upstairs is the multipurpose room which could be used for a media room, extra bedroom, playroom, or whatever your heart desires. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. Schedule your showing today!

21. 2025-01-16
    status Pending 1429-char remark

    Show marketing remark (1429 chars)

    This beautiful 4 bedroom/2 bath with the fourth being an upstairs bonus room with closet, home is ready for its new owners! As you step through the front door you are wrapped in natural light that flows throughout the home. The foyer leads you to the formal dining room which has a tray ceiling and a large picture window that overlooks the front porch. The open floor plan creates a great entertaining space. Wood laminate flooring flows throughout the living areas. You and your guests will enjoy visiting while sitting at the kitchen bar. The kitchen has slab granite countertops and stainless steel appliances which includes a gas range. The kitchen overlooks both the living room and breakfast area. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. The master bedroom has a domed ceiling and the en suite comes complete with dual vanities, jetted tub, separate tiled shower and a walk-in closet. Located towards the front of the home are the spacious 2 guest rooms and full bath. Upstairs is the multipurpose room which could be used for a media room, extra bedroom, playroom, or whatever your heart desires. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. Schedule your showing today!

22. 2024-11-22
    listed $293,000 Active 1429-char remark

    Show marketing remark (1429 chars)

    This beautiful 4 bedroom/2 bath with the fourth being an upstairs bonus room with closet, home is ready for its new owners! As you step through the front door you are wrapped in natural light that flows throughout the home. The foyer leads you to the formal dining room which has a tray ceiling and a large picture window that overlooks the front porch. The open floor plan creates a great entertaining space. Wood laminate flooring flows throughout the living areas. You and your guests will enjoy visiting while sitting at the kitchen bar. The kitchen has slab granite countertops and stainless steel appliances which includes a gas range. The kitchen overlooks both the living room and breakfast area. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. The master bedroom has a domed ceiling and the en suite comes complete with dual vanities, jetted tub, separate tiled shower and a walk-in closet. Located towards the front of the home are the spacious 2 guest rooms and full bath. Upstairs is the multipurpose room which could be used for a media room, extra bedroom, playroom, or whatever your heart desires. The living room has a gas fireplace and large windows that overlook the back patio and fully fenced backyard. The split floor plan allows privacy for the master suite. Schedule your showing today!

23. 2020-06-26
    soldstatus $230,000
24. 2020-06-26
    soldstatus $230,000
25. 2020-01-24
    listed $235,000
26. 2019-05-13
    listed $245,000
27. 2013-09-27
    soldstatus $236,200
28. 2013-03-11
    listed $236,200
29. 2013-03-06
    soldstatus $220,000

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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 · 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: $27,903
• − Mortgage interest: −$17,281
• − Property taxes: −$2,206
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$468
• − Depreciation: −$8,975
• Taxable loss: −$7,034
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $101/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

+40.9% since first listed

12 events — show timeline

• 2026-04-02 Listed $310,000 AcadianaMLS
• 2025-02-28 Sold (Public Records) $289,500 Public Records
• 2025-02-28 Sold (MLS) $289,500 AcadianaMLS
• 2025-01-16 Pending — AcadianaMLS
• 2024-11-22 Listed $293,000 AcadianaMLS
• 2020-06-26 Sold (Public Records) $230,000 Public Records
• 2020-06-26 Sold (MLS) $230,000 AcadianaMLS
• 2020-01-24 Listed $235,000 AcadianaMLS
• 2019-05-13 Listed $245,000 AcadianaMLS
• 2013-09-27 Sold (MLS) $236,200 AcadianaMLS
• 2013-03-11 Listed $236,200 AcadianaMLS
• 2013-03-06 Sold (Public Records) $220,000 Public Records

Property tax history

+41.1%/yr

Latest (2025): $2,206 · -1.4% YoY. Source: county tax records.