937 Lillian Michel Dr · Breaux Bridge, LA 70517

$185,000

3 bd · 2.0 ba · 1,449 sqft · Other public records · 299 Days on market

Built 2011 0.50 ac lot $128/sqft · 17% below area Est $207k · 11% under $17/mo HOA · 1% 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).

• Cash flow +17.5/30.0
• ARV discount +12.3/15.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

Key facts

• Never flooded
• Flood zone x
• Good-sized backyard

Tags

• SPLIT OPEN FLOOR PLAN
• ESTABLISHED NEIGHBORHOOD
• NEVER FLOODED
• FLOOD ZONE X
• GOOD-SIZED BACKYARD
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $170k (8.1% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.4% in Breaux Bridge — 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 62/100 on livability (#210 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Breaux Bridge Primary School (571 students, 80% FRL); Breaux Bridge Junior High School (math 12% / reading 22%, grade F, #174 of 218 statewide, top 81%, 397 students, 76% FRL); Breaux Bridge High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 851 students, 62% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 276 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $153k; 21% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $207,125
• List price: $185,000
• Delta: -10.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-20,912
• Equity at exit: $27,584

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,597
• Equity at exit: $15,995

Cash invested: $51,800 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$77
• HOA: −$17
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $143

Break-even live

Break-even rent $1,520

Max offer price $185,000

Occupancy floor 87%

Sensitivity live

Price	-10% $247	-5% $195	+0% $143	+5% $90	+10% $38
Rent	-10% $8	-5% $76	+0% $143	+5% $210	+10% $277
Rate	-1.0pp $236	-0.5pp $190	base $143	+0.5pp $95	+1.0pp $46

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	15d	1	0.02mi
117 S Poydras St Breaux Bridge, LA	2.0	1.0	1200	$1,500	$1.25	45d	1	0.27mi
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	45d	1	1.24mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 27 events

1. 2026-06-21
   days on market $185,000 Active 299 DOM
2. 2026-06-18
   days on market $185,000 Active 296 DOM
3. 2026-06-17
   days on market $185,000 Active 295 DOM
4. 2026-06-16
   days on market $185,000 Active 294 DOM
5. 2026-06-15
   days on market $185,000 Active 293 DOM
6. 2026-06-14
   days on market $185,000 Active 291 DOM
7. 2026-06-13
   days on market $185,000 Active 290 DOM
8. 2026-06-10
   days on market $185,000 Active 288 DOM
9. 2026-06-09
   days on market $185,000 Active 287 DOM
10. 2026-06-08
    days on market $185,000 Active 286 DOM
11. 2026-06-07
    days on market $185,000 Active 285 DOM
12. 2026-06-05
    days on market $185,000 Active 282 DOM
13. 2026-06-02
    days on market $185,000 Active 280 DOM
14. 2026-06-01
    days on market $185,000 Active 279 DOM
15. 2026-05-31
    days on market $185,000 Active 278 DOM
16. 2026-05-30
    days on market $185,000 Active 277 DOM
17. 2026-03-11
    price $185,000 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

18. 2026-02-02
    status Active 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

19. 2025-12-17
    status Pending 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

20. 2025-11-18
    price $180,000 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

21. 2025-09-29
    price $190,000 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

22. 2025-08-12
    price $195,000 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

23. 2025-07-10
    status Active 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

24. 2025-07-10
    price $200,000 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

25. 2025-03-25
    listed $190,000 Active 515-char remark

    Show marketing remark (515 chars)

    This well-maintained home offers a spacious split open floor plan with no carpet throughout! A new roof will be installed soon, giving the future owner added value and peace of mind. Nestled in an established neighborhood, the home has never flooded and sits in Flood Zone X. Conveniently located with easy interstate access, it's perfect for first-time buyers. Enjoy a good-sized backyard and a separate laundry room. Don't miss this opportunity--schedule your showing today! Brand new roof will be installed soon.

26. 2018-04-04
    soldstatus $153,000 547-char remark

    Show marketing remark (547 chars)

    Beautiful recently renovated home in a rapidly growing neighborhood with split floor plan, open kitchen/living area and awesome covered back patio. Stainless steel appliances and beautiful light fixtures. Elegant upgrades such as curved-edge walls, classic arched foyer entrance, designer color palate and plenty of windows for natural light. Wood floors in all bedrooms and ceramic tile in living/kitchen/baths--no carpet in this home. New Section of Subdivision is being finished. Contact agent today for more details and lease purchase options.

27. 2017-12-13
    listed $153,900 547-char remark

    Show marketing remark (547 chars)

    Beautiful recently renovated home in a rapidly growing neighborhood with split floor plan, open kitchen/living area and awesome covered back patio. Stainless steel appliances and beautiful light fixtures. Elegant upgrades such as curved-edge walls, classic arched foyer entrance, designer color palate and plenty of windows for natural light. Wood floors in all bedrooms and ceramic tile in living/kitchen/baths--no carpet in this home. New Section of Subdivision is being finished. Contact agent today for more details and lease purchase options.

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,409
• − Mortgage interest: −$10,363
• − Property taxes: −$1,640
• − Insurance: −$925
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$204
• − Depreciation: −$5,382
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $2,041/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Breaux Bridge

• Score: 62/100
• State rank: #210
• US rank: #16362

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breaux Bridge, LA
• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• Rent YoY: —
• Metro: —
• 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

+20.2% since first listed

11 events — show timeline

• 2026-03-11 Price Changed $185,000 AcadianaMLS
• 2026-02-02 Relisted — AcadianaMLS
• 2025-12-17 Pending — AcadianaMLS
• 2025-11-18 Price Changed $180,000 AcadianaMLS
• 2025-09-29 Price Changed $190,000 AcadianaMLS
• 2025-08-12 Price Changed $195,000 AcadianaMLS
• 2025-07-10 Relisted — AcadianaMLS
• 2025-07-10 Price Changed $200,000 AcadianaMLS
• 2025-03-25 Listed $190,000 AcadianaMLS
• 2018-04-04 Sold (MLS) $153,000 AcadianaMLS
• 2017-12-13 Listed $153,900 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,640 · -0.6% YoY. Source: county tax records.