Denton Plan · Broussard, LA 70518

$253,500

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 348 Days on market

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Why this score? — see what drove the F 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 +7.7/30.0
• 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
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the Denton, a new home floor plan at Cypress Falls in Brousard, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the entire home, and tile floors in the we areas, that's right, no carpet! The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warra

Key facts

• Open concept kitchen
• Granite countertops
• Ensuite bathroom

Tags

• OPEN CONCEPT KITCHEN
• CENTER ISLAND
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• ENSUITE BATHROOM

🏗️ New construction. The $253,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,605.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (19.2% below list).
• Recommended offer: $205k (19.2% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 348 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,742 (19.2% 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 348 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $280,605
• List price: $253,500
• Delta: -9.66%
• 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
119 Harvest Falls Dr	0.07mi	3/2.0	1,613 (0%)	5mo	$255,500	$158	93
111 Harvest Falls Dr	0.12mi	3/2.0	1,613 (0%)	6mo	$255,500	$158	89
204 Whispering Meadows Rd	0.17mi	3/2.0	1,515 (-6%)	5mo	$254,900	$168	78
115 Harvest Falls Dr	0.10mi	4/2.0 (+1)	1,706 (+6%)	6mo	$264,500	$155	76
121 Harvest Falls Dr	0.08mi	4/2.0 (+1)	1,786 (+11%)	3mo	$268,500	$150	71
116 Harvest Falls Dr	0.09mi	4/2.0 (+1)	1,837 (+14%)	1mo	$274,000	$149	67
113 Harvest Falls Dr	0.11mi	4/2.0 (+1)	1,786 (+11%)	7mo	$268,500	$150	66
110 Harvest Falls Dr	0.10mi	4/2.0 (+1)	1,837 (+14%)	2mo	$276,000	$150	66
138 Lakes Edge Dr	0.32mi	3/2.0	1,840 (+14%)	4mo	$342,000	$186	58
139 Lakes Edge Dr	0.27mi	3/2.0	1,853 (+15%)	6mo	$351,970	$190	58
108 Fountain Meadow Dr	0.42mi	3/2.0	1,833 (+14%)	7mo	$375,765	$205	52
307 Grand Oak Dr	0.65mi	3/2.5	1,843 (+14%)	3mo	$364,900	$198	42

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-65,931
• Equity at exit: $41,839

10-year hold

• IRR: -20.2%
• Equity multiple: -0.06×
• Total profit: $-83,672
• Equity at exit: $24,262

Cash invested: $78,570 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$1,472
• Tax est. 1.5%: −$351 /mo · $4,209/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-322

Break-even live

Break-even rent $2,455

Max offer price $234,049

Occupancy floor —

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: $70,151
• Closing costs: $8,418
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	20d	1	1.14mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	20d	1	1.26mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	43d	1	1.32mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	13d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $253,500 Active 348 DOM
2. 2026-06-17
   days on market $253,500 Active 347 DOM
3. 2026-06-16
   days on market $253,500 Active 346 DOM
4. 2026-06-15
   days on market $253,500 Active 345 DOM
5. 2026-06-14
   days on market $253,500 Active 343 DOM
6. 2026-06-13
   days on market $253,500 Active 342 DOM
7. 2026-06-10
   days on market $253,500 Active 340 DOM
8. 2026-06-09
   days on market $253,500 Active 339 DOM
9. 2026-06-08
   days on market $253,500 Active 338 DOM
10. 2026-06-07
    days on market $253,500 Active 337 DOM
11. 2026-06-05
    days on market $253,500 Active 334 DOM
12. 2026-06-03
    days on market $253,500 Active 333 DOM
13. 2026-06-02
    days on market $253,500 Active 332 DOM
14. 2026-06-01
    days on market $253,500 Active 331 DOM
15. 2026-05-31
    days on market $253,500 Active 330 DOM
16. 2026-05-30
    days on market $253,500 Active 329 DOM
17. 2025-07-05
    listed $253,500 Active 1493-char remark

    Show marketing remark (1493 chars)

    Experience the Denton, a new home floor plan at Cypress Falls in Brousard, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the entire home, and tile floors in the we areas, that's right, no carpet! The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warra

ⓘ 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: $24,569
• − Mortgage interest: −$15,718
• − Property taxes: −$4,209
• − Insurance: −$1,403
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$8,163
• Taxable loss: −$8,855
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-1,736/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

• 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

• 2025-07-05 Listed $253,500 Zillow