1063 Jeffery Broussard Rd · Breaux Bridge, LA 70517

$144,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 87 Days on market

Built 1963 1.00 ac lot Est $214k · 32% under ↓ 3% since listing

---

Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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 MLS

This newly constructed 3-bedroom, 2-bathroom manufactured home sits on 1 acre near Poche's Restaurant in Breaux Bridge and offers a modern, open-concept layout perfect for easy living. The spacious interior features a seamless flow between the living, dining, and kitchen areas, highlighted by contemporary finishes and plenty of natural light. Situated on a quiet lot, this home provides a fresh start with all the benefits of brand-new construction and energy-efficient features.

Key facts

• Natural light
• Spacious interior
• Quiet lot

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS INTERIOR
• NATURAL LIGHT
• QUIET LOT
• ENERGY-EFFICIENT FEATURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $137k (5.6% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% 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; 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 $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

• It's been on market 87 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1963 — 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. 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?
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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $214,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3324 Main Hwy	0.14mi	2/2.0 (-1)	1,494 (-0%)	11mo	$175,000	$117	74
1103 Oleste Tauzin Rd	0.47mi	3/2.0	1,673 (+12%)	13mo	$240,000	$143	44

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: 0.72×
• Total profit: $-11,223
• Equity at exit: $21,605

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,874
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $193

Break-even live

Break-even rent $1,123

Max offer price $144,900

Occupancy floor 81%

Sensitivity live

Price	-10% $275	-5% $234	+0% $193	+5% $152	+10% $111
Rent	-10% $85	-5% $139	+0% $193	+5% $247	+10% $301
Rate	-1.0pp $266	-0.5pp $230	base $193	+0.5pp $156	+1.0pp $117

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   statusdays on market $144,900 Pending 87 DOM
2. 2026-06-10
   days on market $144,900 Active 85 DOM
3. 2026-06-09
   days on market $144,900 Active 84 DOM
4. 2026-06-08
   days on market $144,900 Active 83 DOM
5. 2026-06-07
   days on market $144,900 Active 82 DOM
6. 2026-06-05
   days on market $144,900 Active 79 DOM
7. 2026-06-02
   days on market $144,900 Active 77 DOM
8. 2026-06-01
   days on market $144,900 Active 76 DOM
9. 2026-05-31
   days on market $144,900 Active 75 DOM
10. 2026-05-30
    days on market $144,900 Active 74 DOM
11. 2026-05-14
    price $144,900 481-char remark

    Show marketing remark (481 chars)

    This newly constructed 3-bedroom, 2-bathroom manufactured home sits on 1 acre near Poche's Restaurant in Breaux Bridge and offers a modern, open-concept layout perfect for easy living. The spacious interior features a seamless flow between the living, dining, and kitchen areas, highlighted by contemporary finishes and plenty of natural light. Situated on a quiet lot, this home provides a fresh start with all the benefits of brand-new construction and energy-efficient features.

12. 2026-03-16
    listed $149,900 Active 481-char remark

    Show marketing remark (481 chars)

    This newly constructed 3-bedroom, 2-bathroom manufactured home sits on 1 acre near Poche's Restaurant in Breaux Bridge and offers a modern, open-concept layout perfect for easy living. The spacious interior features a seamless flow between the living, dining, and kitchen areas, highlighted by contemporary finishes and plenty of natural light. Situated on a quiet lot, this home provides a fresh start with all the benefits of brand-new construction and energy-efficient features.

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $803 · $67/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 3/10 Moderate FEMA zone X · 20% 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: $16,411
• − Mortgage interest: −$8,117
• − Property taxes: −$803
• − Insurance: −$724
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,215
• Taxable loss: −$74
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,337/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

• 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

-3.3% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $144,900 AcadianaMLS
• 2026-03-16 Listed $149,900 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $803 · -0.7% YoY. Source: county tax records.