229 St De Porres St · Broussard, LA 70518

$170,000

4 bd · 4.0 ba · 1,581 sqft · SingleFamily public records · 63 Days on market

Built 1955 0.34 ac lot $108/sqft · 41% below area ↓ 26% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Investor special! 2 single family homes on one large lot. One home 1,600 SF and the other 1,900 SF. Previously used a child care facility these dwellings could be refurbished to rental units. Could be sold separately or collectively. Situated 1 block from Katharine Drexel Elementary School in Broussard. Ownerwould consider subdividing for an acceptable offer.

Key facts

• Large lot
• 0.34 acre lot
• Listed 63 days

Tags

• LARGE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.32% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $640,241
• List price: $170,000
• Delta: -73.45%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Willowview Dr	0.19mi	3/2.0 (-1)	1,655 (+5%)	11mo	$229,000	$138	61
304 W Broussard St	0.59mi	4/2.0	1,426 (-10%)	2mo	$152,000	$107	47
811 Flambant Dr	0.70mi	3/2.0 (-1)	1,648 (+4%)	1mo	$245,000	$149	46
311 S Morgan Ave	0.47mi	3/2.0 (-1)	1,705 (+8%)	11mo	$117,500	$69	43
114 Fallow Ln	0.48mi	3/2.0 (-1)	1,703 (+8%)	13mo	$312,000	$183	41
507 Huval Dr	0.69mi	3/2.0 (-1)	1,644 (+4%)	10mo	$250,000	$152	40
100 Village Square Dr	0.40mi	3/2.5 (-1)	1,373 (-13%)	11mo	$185,000	$135	39
809 Flambant Dr	0.69mi	3/2.0 (-1)	1,692 (+7%)	9mo	$260,000	$154	36
813 Flambant Dr	0.71mi	3/2.0 (-1)	1,720 (+9%)	5mo	$295,000	$172	35
504 E 3rd St	0.44mi	3/1.0 (-1)	1,350 (-15%)	6mo	$150,000	$111	33
302 Avenue C	0.56mi	3/2.0 (-1)	1,800 (+14%)	12mo	$165,000	$92	28
112 N St Pierre St	0.70mi	3/1.5 (-1)	1,345 (-15%)	14mo	$125,000	$93	16

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $13,875
• Equity at exit: $25,348

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $65,427
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$891
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $650

Break-even live

Break-even rent $1,422

Max offer price $170,000

Occupancy floor 66%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	43d	1	0.26mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	21d	1	0.37mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	43d	1	1.02mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	21d	1	1.07mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	13d	9	1.09mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	21d	1	1.16mi
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	13d	27	1.17mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	43d	1	1.31mi
126 Heathwood Dr Broussard, LA	4.0	3.0	1989	$2,500	$1.26	43d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 63 DOM
2. 2026-06-17
   days on market $170,000 Active 62 DOM
3. 2026-06-16
   days on market $170,000 Active 61 DOM
4. 2026-06-15
   days on market $170,000 Active 60 DOM
5. 2026-06-14
   days on market $170,000 Active 58 DOM
6. 2026-06-13
   days on market $170,000 Active 57 DOM
7. 2026-06-10
   days on market $170,000 Active 55 DOM
8. 2026-06-09
   days on market $170,000 Active 54 DOM
9. 2026-06-08
   days on market $170,000 Active 53 DOM
10. 2026-06-07
    days on market $170,000 Active 52 DOM
11. 2026-06-05
    days on market $170,000 Active 49 DOM
12. 2026-06-03
    days on market $170,000 Active 48 DOM
13. 2026-06-02
    days on market $170,000 Active 47 DOM
14. 2026-06-01
    days on market $170,000 Active 46 DOM
15. 2026-05-31
    days on market $170,000 Active 45 DOM
16. 2026-05-30
    days on market $170,000 Active 44 DOM
17. 2026-04-16
    price $170,000 361-char remark

    Show marketing remark (361 chars)

    Investor special! 2 single family homes on one large lot. One home 1,600 SF and the other 1,900 SF. Previously used a child care facility these dwellings could be refurbished to rental units. Could be sold separately or collectively. Situated 1 block from Katharine Drexel Elementary School in Broussard. Ownerwould consider subdividing for an acceptable offer.

18. 2026-04-16
    listed $230,000 Active 361-char remark

    Show marketing remark (361 chars)

    Investor special! 2 single family homes on one large lot. One home 1,600 SF and the other 1,900 SF. Previously used a child care facility these dwellings could be refurbished to rental units. Could be sold separately or collectively. Situated 1 block from Katharine Drexel Elementary School in Broussard. Ownerwould consider subdividing for an acceptable offer.

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $1,929 · $161/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $26,938
• − Mortgage interest: −$9,523
• − Property taxes: −$1,929
• − Insurance: −$850
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$4,945
• Taxable income: $5,381
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $6,513/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

-26.1% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $170,000 AcadianaMLS
• 2026-04-16 Listed $230,000 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,929 · -1.4% YoY. Source: county tax records.