Dogwood IV K - Ambassador Commons Plan · Broussard, LA 70518

$260,990

3 bd · 2.0 ba · 1,660 sqft · SingleFamily · 935 Days on market

Good condition

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dogwood IV K floor plan by DSLD Homes combines smart design, stylish finishes, and energy-efficient construction to create a home that's both beautiful and practical. With 1,660 square feet of well-utilized living space and a total area of 2,212 square feet, this single-story home offers an open concept layout that flows seamlessly from room to room, making it perfect for family living and entertaining alike. The heart of the home is the thoughtfully designed kitchen, featuring recessed can lighting, ample cabinetry, and a spacious walk-in pantry that adds convenience and storage. The airy living and dining areas are filled with natural light, enhancing the sense of space and comfort throughout the home. The luxurious master suite offers a relaxing retreat with a garden tub, separate walk-in shower, double vanities, and generous walk-in closets. Two additional bedrooms and a second full bathroom provide plenty of room for family members or guests. The home's exterior is finished with a distinctive blend of brick, stone, and siding, creating a stylish and durable appearance with strong curb appeal. Outdoor living is just as enjoyable with a covered rear patio-perfect for morning coffee or evening gatherings. A two-car garage adds everyday convenience, while energy-efficient features help reduce monthly utility costs and support a more sustainable lifestyle.

Key facts

• 2 garage spots
• Listed 934 days

🏗️ New construction. The $260,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,954.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.9% below list).
• Recommended offer: $212k (18.9% 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-, 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: 391 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 935 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,623 (18.9% 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 935 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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $285,954
• List price: $260,990
• Delta: -8.73%
• 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
103 Lotus St	0.09mi	3/2.0	1,660 (0%)	3mo	$262,894	$158	93
112 Star Ln	0.13mi	3/2.0	1,660 (0%)	1mo	$265,913	$160	93
109 Lotus St	0.10mi	3/2.0	1,660 (0%)	3mo	$259,578	$156	93
114 Star Ln	0.14mi	3/2.0	1,779 (+7%)	4mo	$274,015	$154	79
123 Star Ln	0.20mi	3/2.0	1,536 (-8%)	3mo	$255,920	$167	76
110 Star Ln	0.13mi	3/2.0	1,858 (+12%)	2mo	$280,911	$151	73
115 Lotus St	0.12mi	3/2.0	1,858 (+12%)	3mo	$274,590	$148	72
806 Summer St	0.35mi	3/2.0	1,779 (+7%)	0mo	$282,617	$159	72
106 Star Ln	0.11mi	4/2.5 (+1)	1,851 (+12%)	3mo	$276,100	$149	66
116 Star Ln	0.14mi	4/2.5 (+1)	1,851 (+12%)	4mo	$277,898	$150	64
103 Crescent Row	0.36mi	4/2.5 (+1)	1,851 (+12%)	1mo	$281,591	$152	57
112 Cajun St	0.70mi	3/2.0	1,821 (+10%)	1mo	$279,900	$154	50

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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-65,688
• Equity at exit: $42,637

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-82,030
• Equity at exit: $24,724

Cash invested: $80,067 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 44 active · 18 under contract
• Months of supply: 8.8 mo (11%/mo absorbed)
• Median asking: $275,990 ($154/sqft)
• Median days on market: 245 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +11.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70518

• Home prices YoY: -16.0%
• Active inventory: 391
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$357 /mo · $4,289/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-304

Break-even live

Break-even rent $2,501

Max offer price $241,916

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-206	+0% $-304	+5% $-403	+10% $-502
Rent	-10% $-472	-5% $-388	+0% $-304	+5% $-221	+10% $-137
Rate	-1.0pp $-160	-0.5pp $-232	base $-304	+0.5pp $-378	+1.0pp $-454

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: $71,489
• Closing costs: $8,579
• Club membership (one-time): —
• 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	70d	1	0.06mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	70d	1	0.93mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	62d	1	1.18mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	70d	1	1.33mi

Listing history 50 events

1. 2026-08-08
   days on market $260,990 Active 935 DOM
2. 2026-08-07
   days on market $260,990 Active 934 DOM
3. 2026-08-06
   days on market $260,990 Active 933 DOM
4. 2026-08-05
   days on market $260,990 Active 932 DOM
5. 2026-08-04
   days on market $260,990 Active 931 DOM
6. 2026-08-03
   days on market $260,990 Active 930 DOM
7. 2026-07-31
   days on market $260,990 Active 927 DOM
8. 2026-07-30
   days on market $260,990 Active 926 DOM
9. 2026-07-29
   days on market $260,990 Active 925 DOM
10. 2026-07-27
    days on market $260,990 Active 923 DOM
11. 2026-07-23
    days on market $260,990 Active 919 DOM
12. 2026-07-22
    days on market $260,990 Active 918 DOM
13. 2026-07-21
    days on market $260,990 Active 917 DOM
14. 2026-07-18
    days on market $260,990 Active 914 DOM
15. 2026-07-16
    days on market $260,990 Active 912 DOM
16. 2026-07-16
    days on market $260,990 Active 911 DOM
17. 2026-07-14
    days on market $260,990 Active 910 DOM
18. 2026-07-13
    days on market $260,990 Active 909 DOM
19. 2026-07-12
    days on market $260,990 Active 908 DOM
20. 2026-07-11
    days on market $260,990 Active 907 DOM
21. 2026-07-10
    days on market $260,990 Active 906 DOM
22. 2026-07-09
    days on market $260,990 Active 905 DOM
23. 2026-07-08
    days on market $260,990 Active 904 DOM
24. 2026-07-07
    pricedays on market $260,990 Active 903 DOM
25. 2026-07-06
    days on market $255,990 Active 902 DOM
26. 2026-07-05
    days on market $255,990 Active 901 DOM
27. 2026-07-04
    days on market $255,990 Active 900 DOM
28. 2026-07-03
    days on market $255,990 Active 899 DOM
29. 2026-07-02
    days on market $255,990 Active 898 DOM
30. 2026-07-01
    days on market $255,990 Active 897 DOM
31. 2026-06-30
    days on market $255,990 Active 896 DOM
32. 2026-06-29
    days on market $255,990 Active 895 DOM
33. 2026-06-28
    days on market $255,990 Active 894 DOM
34. 2026-06-28
    days on market $255,990 Active 893 DOM
35. 2026-06-27
    days on market $255,990 Active 892 DOM
36. 2026-06-25
    days on market $255,990 Active 890 DOM
37. 2026-06-23
    days on market $255,990 Active 888 DOM
38. 2026-06-21
    days on market $255,990 Active 887 DOM
39. 2026-06-18
    days on market $255,990 Active 884 DOM
40. 2026-06-17
    days on market $255,990 Active 883 DOM
41. 2026-06-16
    days on market $255,990 Active 882 DOM
42. 2026-06-15
    days on market $255,990 Active 881 DOM
43. 2026-06-14
    days on market $255,990 Active 879 DOM
44. 2026-06-13
    days on market $255,990 Active 878 DOM
45. 2026-06-10
    days on market $255,990 Active 876 DOM
46. 2026-06-09
    days on market $255,990 Active 875 DOM
47. 2026-06-08
    days on market $255,990 Active 874 DOM
48. 2026-06-07
    days on market $255,990 Active 873 DOM
49. 2026-06-05
    days on market $255,990 Active 870 DOM
50. 2026-06-03
    days on market $255,990 Active 869 DOM

ⓘ 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: $25,395
• − Mortgage interest: −$16,018
• − Property taxes: −$4,289
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$8,319
• Taxable loss: −$8,724
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-1,558/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $8,300–$24,900 screening

The home is in good condition with a good exterior and interior. It has a good roof, siding, and landscaping. The kitchen and bathrooms need updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's appeal and value for both resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Martial Billeaud Elementary School C+ LA #79/646 Nat'l #8,534/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

B Composite livability gradescore 71/100

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 · 280,930 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: 19% of renters

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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%

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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%

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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

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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

+0.8% since first listed

2 events — show timeline

• 2025-06-25 Price Changed $255,990 Zillow
• 2024-01-16 Listed $253,990 Zillow