914 S Main St · Breaux Bridge, LA 70517

$171,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 16 Days on market

Built 1959 10,454 sqft lot Est $155k · 11% over

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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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• ARV discount +2.8/15.0
• 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

ACADIAN COTTAGE IN THE HEART OF BREAUX BRIDGE; WALKING DISTANCE TO DOWNTOWN! 2 LARGE BEDROOMS, 2 FULL BATHS, BONUS ROOM COULD BE OFFICE OR POSSIBLE 3RD BEDROOM; KITCHEN OFFERS GLASS DOOR CABINETS, SPACIOUS BACK FAMILY DEN WITH WINDOWS ACROSS THE ENTIRE ROOM WITH A GORGEOUS VIEW OF 2 PERIOD LIVE OAK TREES; CYPRESS CONSTRUCTION WITH TONGUE & GROOVE CEILING IN KITCHEN & WALL,AND DEN AREA ; TIN ROOF WITH SEALANT DONE 2015, 5 YEAR WARRANTY, HEART OF PINE WOOD FLOORS THROUGHOUT; 9'- 10' CEILINGS; CROWN MOLDING; FULLY LANDSCAPED WITH 25' CREPE MYRTLE TREES;WOOD PRIVACY FENCE IN REAR; GREAT FOR OUTDOOR ENTERTAINING FOR FESTIVALS AND MUSIC JAMS! COME AND GET YOUR PIECE OF ACADIAN HISTORY! ALL ELECTRIC, CLECO UTILITIES.A LOVELY STROLL TO DOWNTOWN BRINGS YOU TO SHOPPING, RESTAURANTS AND FLEA MARKETS

Key facts

• Country kitchen
• Sunroom
• Bonus space

Tags

• SUNROOM
• TONGUE AND GROOVE CEILINGS
• COUNTRY KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• KITCHEN ISLAND
• BONUS SPACE

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence; City street frontage; Paved road frontage; Residential zoning
• Construction: Metal roof; Wood siding and frame construction
• Exterior features: Wood fencing; Porch

Interior

• Kitchen: Refrigerator; Electric stove
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Kitchen island; Varied ceiling heights; Butcher block counters; Wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $171k.

Deal economics

• At list price, monthly cash flow is $48 ($574/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 $150k (12.2% below list).
• Recommended offer: $150k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $5k 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 16 days — a 2% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $138k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $150,141 (12.2% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $154,700
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Dorset St	0.04mi	3/2.5 (+1)	1,365 (+5%)	17mo	$200,000	$147	69
114 Van Buren St	0.61mi	3/2.0 (+1)	1,267 (-2%)	2mo	$151,000	$119	61
728 S Poydras St	0.38mi	3/1.0 (+1)	1,338 (+3%)	13mo	$165,000	$123	58
—	0.65mi	2/2.0	1,251 (-4%)	11mo	$215,000	$172	55
134 Saint Phillip St	0.50mi	2/2.5	1,200 (-8%)	10mo	$124,900	$104	53
517 S Poydras St	0.55mi	3/2.0 (+1)	1,388 (+7%)	18mo	$105,000	$76	43
241 S Railroad St	0.49mi	1/1.0 (-1)	1,200 (-8%)	22mo	$208,500	$174	37
—	0.65mi	3/1.0 (+1)	1,150 (-12%)	12mo	$45,000	$39	32
660 St Charles St	0.72mi	3/2.0 (+1)	1,450 (+12%)	16mo	$170,000	$117	28

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-24,666
• Equity at exit: $25,497

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,570
• Equity at exit: $14,785

Cash invested: $47,880 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$897
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $48

Break-even live

Break-even rent $1,441

Max offer price $171,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $96	+0% $48	+5% $-1	+10% $-49
Rent	-10% $-71	-5% $-11	+0% $48	+5% $107	+10% $166
Rate	-1.0pp $134	-0.5pp $91	base $48	+0.5pp $4	+1.0pp $-42

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 S Poydras St Breaux Bridge, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	0.77mi
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	14d	1	1.02mi
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	44d	1	1.18mi

Listing history 13 events

1. 2026-06-18
   days on market $171,000 Active 16 DOM
2. 2026-06-17
   days on market $171,000 Active 15 DOM
3. 2026-06-16
   days on market $171,000 Active 14 DOM
4. 2026-06-15
   days on market $171,000 Active 13 DOM
5. 2026-06-14
   days on market $171,000 Active 11 DOM
6. 2026-06-13
   days on market $171,000 Active 10 DOM
7. 2026-06-10
   days on market $171,000 Active 8 DOM
8. 2026-06-09
   days on market $171,000 Active 7 DOM
9. 2026-06-08
   days on market $171,000 Active 6 DOM
10. 2026-06-07
    days on market $171,000 Active 5 DOM
11. 2026-06-05
    days on market $171,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $171,000 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: $1,246 · $104/mo
• Projected year-2 tax: $1,246 · $104/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $18,017
• − Mortgage interest: −$9,579
• − Property taxes: −$1,246
• − Insurance: −$1,652
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,975
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,130/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

+31.5% since first listed

7 events — show timeline

• 2026-06-02 Listed $171,000 AcadianaMLS
• 2015-12-28 Sold (Public Records) $137,500 Public Records
• 2015-12-23 Sold (MLS) $137,500 AcadianaMLS
• 2015-10-26 Listed $139,750 AcadianaMLS
• 2012-05-18 Sold (MLS) $128,000 AcadianaMLS
• 2012-01-27 Listed $130,000 AcadianaMLS
• 2005-11-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,246 · -0.6% YoY. Source: county tax records.