Lakeview Plan · Broussard, LA 70518

$276,500

5 bd · 3.0 ba · 2,087 sqft · SingleFamily · 628 Days on market

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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 +9.8/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces. In addition, the homes include fully sodded yards and is equipped with our Smart Home Technology products that are designed t

Key facts

• 2 garage spots
• Listed 627 days

🏗️ New construction. The $276,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,168.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (18.1% below list).
• Recommended offer: $226k (18.1% 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-, 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: 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 628 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,485 (18.1% 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 628 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $285,168
• List price: $276,500
• Delta: -3.04%
• 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
132 Lake Ridge Dr	0.21mi	5/3.0	2,087 (0%)	2mo	$269,500	$129	89
125 Lake Ridge Dr	0.26mi	5/3.0	2,087 (0%)	5mo	$269,000	$129	83
128 Lake Ridge Dr	0.27mi	4/2.0 (-1)	2,079 (-0%)	3mo	$266,500	$128	75
117 Lake Ridge Dr	0.38mi	4/2.0 (-1)	2,079 (-0%)	5mo	$265,000	$127	69
127 Lake Ridge Dr	0.04mi	4/2.0 (-1)	1,836 (-12%)	6mo	$251,000	$137	64
126 Lake Ridge Dr	0.26mi	4/2.0 (-1)	1,874 (-10%)	8mo	$259,500	$138	56
111 Lake Ridge Dr	0.08mi	4/2.0 (-1)	1,836 (-12%)	16mo	$259,500	$141	53
123 Tortoise Ln	0.34mi	4/2.0 (-1)	2,346 (+12%)	2mo	$344,900	$147	52
124 Lake Ridge Dr	0.26mi	4/2.0 (-1)	1,786 (-14%)	6mo	$250,500	$140	49
219 N Girouard Rd	0.67mi	4/2.5 (-1)	2,149 (+3%)	9mo	$350,000	$163	49
119 Tortoise Ln	0.32mi	4/2.0 (-1)	1,899 (-9%)	16mo	$280,000	$147	48
119 Lake Ridge Dr	0.37mi	4/2.0 (-1)	1,874 (-10%)	11mo	$260,500	$139	48

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-57,735
• Equity at exit: $42,519

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-65,021
• Equity at exit: $24,656

Cash invested: $79,847 (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: 340
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,278/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-181

Break-even live

Break-even rent $2,495

Max offer price $258,905

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-83	+0% $-181	+5% $-280	+10% $-379
Rent	-10% $-360	-5% $-271	+0% $-181	+5% $-92	+10% $-3
Rate	-1.0pp $-38	-0.5pp $-109	base $-181	+0.5pp $-255	+1.0pp $-331

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: $71,292
• Closing costs: $8,555
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Lake Ridge DR Broussard, LA	5.0	3.0	2087	$5,000	$2.40	22d	1	0.26mi
407 Broussard Hill Dr Broussard, LA	5.0	3.0	2087	$4,500	$2.16	45d	1	1.40mi
105 Harvest Hill Dr Broussard, LA	4.0	2.0	1706	$2,250	$1.32	14d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $276,500 Active 628 DOM
2. 2026-06-18
   days on market $276,500 Active 625 DOM
3. 2026-06-17
   days on market $276,500 Active 624 DOM
4. 2026-06-16
   days on market $276,500 Active 623 DOM
5. 2026-06-15
   days on market $276,500 Active 622 DOM
6. 2026-06-14
   days on market $276,500 Active 620 DOM
7. 2026-06-13
   days on market $276,500 Active 619 DOM
8. 2026-06-10
   days on market $276,500 Active 617 DOM
9. 2026-06-09
   days on market $276,500 Active 616 DOM
10. 2026-06-08
    days on market $276,500 Active 615 DOM
11. 2026-06-07
    days on market $276,500 Active 614 DOM
12. 2026-06-05
    days on market $276,500 Active 611 DOM
13. 2026-06-03
    days on market $276,500 Active 610 DOM
14. 2026-06-02
    days on market $276,500 Active 609 DOM
15. 2026-06-01
    days on market $276,500 Active 608 DOM
16. 2026-05-31
    days on market $276,500 Active 607 DOM
17. 2026-05-30
    days on market $276,500 Active 606 DOM
18. 2024-10-01
    listed $276,500 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Lakeview features a single-story layout with five bedrooms and three bathrooms. This floor plan is unique in that it offers a three-way split floor plan. The entrance leads into a foyer that connects to two of the secondary bedrooms. These bedrooms are adjacent to the first of three full bathrooms. Moving forward through the foyer, it flows into an open concept area that includes the kitchen, dining, and living room. The kitchen is equipped with a walk-in pantry and an island with a double sink, and stainless steel appliances. The living room is spacious and opens to a covered patio for outdoor enjoyment. The dining area provides access to the two-car garage, which includes attic access for additional storage. Off the living room, a hallway leads to two more secondary bedrooms and access to a second full bathroom. The primary suite, is located at the rear of the home, ensuring privacy. It includes an ensuite bathroom with a spacious tub shower, dedicated shelving for towels and linens, and a large walk-in closet. The utility room with washer and dryer connections is situated across from the primary suite allowing functionality and convenience. The Lakeview offers a practical layout that combines privacy and open spaces, making it ideal for larger families, multi-generational living, or individuals looking for versatility in their living spaces. In addition, the homes include fully sodded yards and is equipped with our Smart Home Technology products that are designed t

ⓘ 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: $27,178
• − Mortgage interest: −$15,974
• − Property taxes: −$4,278
• − Insurance: −$1,426
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$8,296
• Taxable loss: −$7,143
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $-464/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

1 event — show timeline

• 2024-10-01 Listed $276,500 Zillow