106 Doe Ln · Broussard, LA 70518

$239,800

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 131 Days on market

Built 2004 7,840 sqft lot $177/sqft · at area comps Est $254k · 5% under

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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 +17.7/30.0
• ARV discount +10.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home sits on corner lot, tucked away in the quiet neighborhood of Deer Meadow Village. The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace. Outside is a fully fenced in yard, and a large covered concrete patio.

Key facts

• Large covered patio
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED YARD
• LARGE COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

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 $213k (11.0% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.7% in Broussard — 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 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 22d 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 $7k 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 131 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $206k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $253,651
• List price: $239,800
• Delta: -5.46%
• 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
202 Doe Ln	0.03mi	3/2.0	1,327 (-2%)	10mo	$298,500	$225	87
406 Deer Meadow Blvd	0.08mi	3/2.0	1,447 (+7%)	2mo	$247,000	$171	83
301 Deer Meadow Blvd	0.13mi	3/2.0	1,399 (+3%)	17mo	$225,000	$161	74
206 Doe Ln	0.06mi	3/2.0	1,453 (+7%)	15mo	$260,000	$179	72
404 Deer Meadow Blvd	0.08mi	3/2.0	1,497 (+10%)	10mo	$250,000	$167	70
117 Fawn Ln	0.14mi	3/2.0	1,520 (+12%)	10mo	$255,000	$168	65
109 Copeland Dr	0.47mi	3/2.0	1,451 (+7%)	15mo	$244,900	$169	54
123 Star Ln	0.54mi	3/2.0	1,536 (+13%)	1mo	$255,920	$167	52
124 Cranberry Dr	0.61mi	3/2.0	1,451 (+7%)	15mo	$229,000	$158	48
227 Barksdale Dr	0.63mi	3/2.0	1,476 (+9%)	14mo	$245,000	$166	44
111 Hulin Rd	0.61mi	3/2.0	1,520 (+12%)	11mo	$153,000	$101	42
231 Barksdale Dr	0.65mi	3/2.0	1,480 (+9%)	17mo	$239,900	$162	40

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-26,650
• Equity at exit: $35,755

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-7,676
• Equity at exit: $20,734

Cash invested: $67,144 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $193

Break-even live

Break-even rent $1,890

Max offer price $239,800

Occupancy floor 86%

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: $59,950
• Closing costs: $7,194
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	21d	1	0.41mi
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	21d	1	0.66mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	21d	1	1.21mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	44d	1	1.37mi

Listing history 31 events

1. 2026-06-18
   days on market $239,800 Active 131 DOM
2. 2026-06-17
   days on market $239,800 Active 130 DOM
3. 2026-06-16
   days on market $239,800 Active 129 DOM
4. 2026-06-15
   days on market $239,800 Active 128 DOM
5. 2026-06-14
   days on market $239,800 Active 126 DOM
6. 2026-06-13
   days on market $239,800 Active 125 DOM
7. 2026-06-10
   days on market $239,800 Active 123 DOM
8. 2026-06-09
   days on market $239,800 Active 122 DOM
9. 2026-06-08
   days on market $239,800 Active 121 DOM
10. 2026-06-07
    days on market $239,800 Active 120 DOM
11. 2026-06-05
    days on market $239,800 Active 117 DOM
12. 2026-06-03
    days on market $239,800 Active 116 DOM
13. 2026-06-02
    days on market $239,800 Active 115 DOM
14. 2026-06-01
    days on market $239,800 Active 114 DOM
15. 2026-05-31
    days on market $239,800 Active 113 DOM
16. 2026-05-30
    days on market $239,800 Active 112 DOM
17. 2026-05-04
    price $239,800 255-char remark

    Show marketing remark (255 chars)

    This home sits on corner lot, tucked away in the quiet neighborhood of Deer Meadow Village. The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace. Outside is a fully fenced in yard, and a large covered concrete patio.

18. 2026-04-03
    price $245,990 255-char remark

    Show marketing remark (255 chars)

    This home sits on corner lot, tucked away in the quiet neighborhood of Deer Meadow Village. The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace. Outside is a fully fenced in yard, and a large covered concrete patio.

19. 2026-02-06
    listed $248,990 Active 255-char remark

    Show marketing remark (255 chars)

    This home sits on corner lot, tucked away in the quiet neighborhood of Deer Meadow Village. The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace. Outside is a fully fenced in yard, and a large covered concrete patio.

20. 2021-08-13
    soldstatus $206,000 429-char remark

    Show marketing remark (429 chars)

    Tucked away in the quiet neighborhood of Deer Meadow Village, this home sits on a corner lot. If you are looking for the perfect starter home then look no further! The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace which is perfect for our chilly winter nights. Qualifies for Rural Development 100% financing. HOME DID NOT FLOOD AND IS NOT IN A FLOOD ZONE FLOOD INSURANCE IS NOT REQUIRED!!!

21. 2021-08-13
    soldstatus $206,000

    Show marketing remark (429 chars)

    Tucked away in the quiet neighborhood of Deer Meadow Village, this home sits on a corner lot. If you are looking for the perfect starter home then look no further! The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace which is perfect for our chilly winter nights. Qualifies for Rural Development 100% financing. HOME DID NOT FLOOD AND IS NOT IN A FLOOD ZONE FLOOD INSURANCE IS NOT REQUIRED!!!

22. 2021-07-08
    listed $207,000 429-char remark

    Show marketing remark (429 chars)

    Tucked away in the quiet neighborhood of Deer Meadow Village, this home sits on a corner lot. If you are looking for the perfect starter home then look no further! The home features 3 bedrooms, 2 bathrooms, and a living room that surrounds the fireplace which is perfect for our chilly winter nights. Qualifies for Rural Development 100% financing. HOME DID NOT FLOOD AND IS NOT IN A FLOOD ZONE FLOOD INSURANCE IS NOT REQUIRED!!!

23. 2019-01-02
    soldstatus $172,150
24. 2018-12-28
    soldstatus $172,150
25. 2018-11-26
    listed $173,000
26. 2013-03-04
    soldstatus $168,000
27. 2013-03-01
    soldstatus $168,000
28. 2013-01-21
    listed $173,500
29. 2004-08-27
    soldstatus $138,900
30. 2004-04-26
    listed $138,900
31. 2003-09-24
    listed $138,900

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,613
• − Mortgage interest: −$13,433
• − Property taxes: −$1,632
• − Insurance: −$1,199
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$6,976
• Taxable loss: −$1,724
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $2,727/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

• Census place: Broussard, LA
• 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

+72.6% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $239,800 AcadianaMLS
• 2026-04-03 Price Changed $245,990 AcadianaMLS
• 2026-02-06 Listed $248,990 AcadianaMLS
• 2021-08-13 Sold (Public Records) $206,000 Public Records
• 2021-08-13 Sold (MLS) $206,000 AcadianaMLS
• 2021-07-08 Listed $207,000 AcadianaMLS
• 2019-01-02 Sold (Public Records) $172,150 Public Records
• 2018-12-28 Sold (MLS) $172,150 AcadianaMLS
• 2018-11-26 Listed $173,000 AcadianaMLS
• 2013-03-04 Sold (Public Records) $168,000 Public Records
• 2013-03-01 Sold (MLS) $168,000 AcadianaMLS
• 2013-01-21 Listed $173,500 AcadianaMLS
• 2004-08-27 Sold (MLS) $138,900 AcadianaMLS
• 2004-04-26 Listed $138,900 AcadianaMLS
• 2003-09-24 Listed $138,900 AcadianaMLS

Property tax history

+7.2%/yr

Latest (2025): $1,632 · -1.4% YoY. Source: county tax records.