119 Van Buren St · Breaux Bridge, LA 70517

$138,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records

Built 1960 0.50 ac lot Est $193k · 28% under

---

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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• 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

Major Reno. Historical District.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 9.7% 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 $954 of loan paydown is wiped out by about $4k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $138,000

Questions for the listing agent

1. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $192,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Fleishman St	0.25mi	2/2.0 (-1)	1,546 (-1%)	12mo	$145,000	$94	70
719 S Belle Cir	0.45mi	3/2.0	1,573 (+0%)	10mo	$190,000	$121	70
316 S Main St	0.17mi	2/2.0 (-1)	1,651 (+5%)	11mo	$200,000	$121	69
708 S Belle Cir	0.39mi	3/2.0	1,512 (-4%)	16mo	$210,000	$139	63
633 Courville St	0.53mi	3/2.0	1,450 (-8%)	2mo	$150,000	$103	61
744 N Belle Cir	0.55mi	3/2.0	1,475 (-6%)	13mo	$225,000	$153	54
918 Lillian Michel Dr	0.45mi	3/2.0	1,360 (-13%)	8mo	$185,000	$136	51
115 John Breaux Dr	0.67mi	3/2.0	1,751 (+12%)	3mo	$228,000	$130	46
711 Albert St	0.51mi	4/2.0 (+1)	1,456 (-7%)	16mo	$179,000	$123	46
250 Brick St	0.60mi	3/2.0	1,420 (-9%)	12mo	$110,000	$77	46
728 S Poydras St	0.49mi	3/1.0	1,338 (-15%)	13mo	$165,000	$123	38
481 Kent St	0.72mi	3/2.0	1,753 (+12%)	13mo	$260,000	$148	36

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,579
• Equity at exit: $20,576

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $25,360
• Equity at exit: $11,932

Cash invested: $38,640 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $326

Break-even live

Break-even rent $1,139

Max offer price $138,000

Occupancy floor 74%

Sensitivity live

Price	-10% $405	-5% $366	+0% $326	+5% $287	+10% $248
Rent	-10% $204	-5% $265	+0% $326	+5% $388	+10% $449
Rate	-1.0pp $396	-0.5pp $362	base $326	+0.5pp $291	+1.0pp $254

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: $34,500
• Closing costs: $4,140
• 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	45d	1	0.29mi
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	14d	1	0.50mi
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	45d	1	0.87mi

Listing history 1 events

1. 2026-05-21
   listed $138,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$131/yr (+$11/mo · 20.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 98% 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: $18,630
• − Mortgage interest: −$7,730
• − Property taxes: −$628
• − Insurance: −$1,488
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,015
• Taxable income: $1,789
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,488/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

1 event — show timeline

• 2026-05-21 Listed $138,000 AcadianaMLS

Property tax history

+6.3%/yr

Latest (2025): $628 · -0.6% YoY. Source: county tax records.