103 E Main St · Broussard, LA 70518

$100,000

1 bd · 0.5 ba · 750 sqft · SingleFamily · 89 Days on market

Built 1950 Fair condition 7,560 sqft lot $133/sqft · 23% below area Est $130k · 23% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy studio is zoned community commercial and is in the heart of Downtown Broussard's historical district. This area has been updated by the City of Broussard and includes widened sidewalks, added lights for security and a scenic walking trail just to name a few. Lots of potential needs some TLC. It is currently being rented at $1000 month.

Key facts

• Widened sidewalks
• Added lights
• Historical district

Tags

• HISTORICAL DISTRICT
• WIDENED SIDEWALKS
• ADDED LIGHTS
• SCENIC WALKING TRAIL

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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-, 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); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% 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 60% FRL track the district average.
• Market conditions: 391 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 71d 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).
• This rent is only 12% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 89 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $130,073
• List price: $100,000
• Delta: -23.12%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 4th St	0.38mi	2/1.0 (+1)	734 (-2%)	29mo	$32,000	$44	52
404 S Jefferson St	0.33mi	1/1.0	583 (-22%)	8mo	$100,000	$172	51
1212 N Larriviere Rd	1.66mi	1/1.0	718 (-4%)	7mo	$150,000	$209	50
507 S Morgan Ave	0.35mi	1/1.0	696 (-7%)	36mo	$149,000	$214	50
306 S Saint Pierre St	0.21mi	2/1.0 (+1)	850 (+13%)	23mo	$139,900	$165	42
211 Lafayette St	0.30mi	2/1.0 (+1)	845 (+13%)	49mo	$118,000	$140	38
206 Village Square Dr	0.39mi	2/2.0 (+1)	811 (+8%)	26mo	$129,900	$160	37
505 E Main St	0.32mi	2/1.0 (+1)	958 (+28%)	52mo	$83,000	$87	33
104 Eleanor St	0.41mi	2/1.0 (+1)	961 (+28%)	44mo	$82,250	$86	29
207 Marguerite St Unit B	0.49mi	2/2.0 (+1)	965 (+29%)	48mo	$113,000	$117	21

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,493
• Equity at exit: $14,910

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,214
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $116,750 ($160/sqft)
• Median days on market: 48 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +8.3% vs 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $184

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 78%

Sensitivity live

Price	-10% $253	-5% $218	+0% $184	+5% $149	+10% $115
Rent	-10% $96	-5% $140	+0% $184	+5% $227	+10% $271
Rate	-1.0pp $234	-0.5pp $209	base $184	+0.5pp $158	+1.0pp $131

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Barnes LN Broussard, LA	1.0–2.0	2.0	875	$1,295	$1.48	62d	11	0.19mi
114 S Jefferson St Broussard, LA	1.0	1.0	525	$1,095	$2.09	93d	1	0.20mi
122 S Jefferson St Broussard, LA	1.0	1.0	525	$1,095	$2.09	93d	1	0.20mi
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	93d	1	0.32mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	70d	1	0.33mi
413 Mary St Broussard, LA	2.0	1.0	850	$925	$1.09	62d	1	0.33mi
125 Ridgeview Dr Broussard, LA	1.0–2.0	1.0	769	$725	$0.94	62d	4	0.60mi
115 S Girouard Rd Unit D2 Broussard, LA	2.0	1.0	750	$840	$1.12	70d	1	0.91mi
115 S Girouard Rd Apt A2 Broussard, LA	2.0	1.0	750	$840	$1.12	93d	1	0.91mi
217 Ryder Dr Unit 223 Lafayette, LA	2.0	1.5	900	$995	$1.11	70d	1	1.35mi

Listing history 6 events

1. 2026-06-03
   days on market $100,000 Active 89 DOM
2. 2026-06-02
   days on market $100,000 Active 88 DOM
3. 2026-06-01
   days on market $100,000 Active 87 DOM
4. 2026-05-31
   days on market $100,000 Active 86 DOM
5. 2026-05-30
   days on market $100,000 Active 85 DOM
6. 2026-03-06
   listed $100,000 Active 347-char remark

   Show marketing remark (347 chars)

   This cozy studio is zoned community commercial and is in the heart of Downtown Broussard's historical district. This area has been updated by the City of Broussard and includes widened sidewalks, added lights for security and a scenic walking trail just to name a few. Lots of potential needs some TLC. It is currently being rented at $1000 month.

ⓘ 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: $13,287
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,909
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,047/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $18,750–$33,750 screening

This property requires moderate renovations, including updating the bathroom, painting the exterior, and replacing windows. These improvements would significantly enhance its value for both resale and rental purposes.

Repairs flagged

• Major bathroom — small and outdated
• Moderate exterior paint — peeling paint
• Moderate windows — old and possibly leaky

Value-add opportunities

• Both renovate bathroom — modernizing the bathroom would significantly increase both resale and rental value ↑
• Both paint exterior — fresh paint would improve curb appeal and property value ↑
• Both replace windows — new windows would improve energy efficiency and increase property value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Katharine Drexel Elementary School D- LA #169/646 Nat'l #15,746/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 High O. Comeaux High School F LA #86/265 Nat'l #8,724/17,239

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

---

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

• 2026-03-06 Listed $100,000 ForSaleByOwner.com