108 Portsmouth Dr · Broussard, LA 70518

$224,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 52 Days on market

Built 2007 6,098 sqft lot $168/sqft · at area comps Est $223k · at est.

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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 +12.8/30.0
• ARV discount +7.3/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Several valuable upgrades have already been completed by the sellers. The roof was replaced in September 2024 with an architectural shingle roof that carries a 30-year warranty and is transferable to the new owners. The A/C system was upgraded by enlarging the air handler plenum to improve airflow and overall efficiency throughout the ductwork. Another unique upgrade is the installation of recessed LED lighting beneath the roof eaves around the entire home, providing both enhanced curb appeal and attractive exterior lighting. The backyard is fully enclosed with a wooden privacy fence, offering a great space for outdoor enjoyment, pets, or entertaining. With major upgrades already completed and a functional layout, this home presents a great opportunity for its next owner.This charming home also features a well-designed split floor plan with no wasted space. A welcoming entry opens into the main dining area and living room, which includes wood flooring and an electric fireplace that creates a comfortable gathering space. From the living area, windows overlook the covered back porch and backyard, allowing for plenty of natural light and a view of the outdoor space.The kitchen includes all appliances, including the refrigerator, and the washer and dryer in the laundry area will remain with the home. The spacious primary bedroom features high ceilings and double doors that open into the large primary bathroom, creating a private retreat within the home. Two additional guest bedrooms and another full bathroom provide flexibility for family members, guests, or a home office. Schedule your private showing today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-19 ($-234/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (22.5% below list).
• Recommended offer: $174k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 341 active listings in the ZIP; 8 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 $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 52 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $160k; 40% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,509 (22.5% 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 52 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (median comp): $223,210
• List price: $224,000
• Delta: 0.35%
• 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
108 Portsmouth Dr	0.00mi	3/2.0	1,353 (+2%)	1mo	$216,000	$160	97
120 Berrybrook Dr	0.21mi	3/2.0	1,404 (+5%)	2mo	$217,967	$155	80
102 Pear Tree Cir	0.28mi	3/2.0	1,386 (+4%)	2mo	$226,000	$163	78
102 Riesling Cir	0.34mi	3/2.0	1,303 (-2%)	5mo	$230,000	$177	76
214 Pear Tree Cir	0.36mi	3/2.0	1,365 (+2%)	5mo	$185,000	$136	75
503 Pear Tree Cir	0.23mi	3/2.0	1,404 (+5%)	9mo	$223,000	$159	73
104 Bismark Dr	0.39mi	3/2.0	1,397 (+5%)	6mo	$158,000	$113	68
414 Burgess Dr	0.34mi	3/2.0	1,265 (-5%)	9mo	$180,000	$142	68
121 Lake Ridge Dr	0.42mi	3/2.0	1,447 (+9%)	9mo	$231,000	$160	58
504 E 3rd St	0.72mi	3/1.0	1,350 (+1%)	7mo	$150,000	$111	55
104 Chickamauga Pl	0.74mi	3/2.0	1,390 (+4%)	9mo	$205,000	$147	51
104 Bull Run Cir	0.63mi	3/2.0	1,468 (+10%)	9mo	$194,500	$132	46

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-37,609
• Equity at exit: $33,399

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-34,634
• Equity at exit: $19,367

Cash invested: $62,720 (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: 341
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-19

Break-even live

Break-even rent $1,760

Max offer price $220,559

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $44	+0% $-19	+5% $-83	+10% $-146
Rent	-10% $-157	-5% $-88	+0% $-19	+5% $49	+10% $118
Rate	-1.0pp $93	-0.5pp $37	base $-19	+0.5pp $-78	+1.0pp $-137

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	45d	1	0.91mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	45d	1	0.94mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	23d	1	0.95mi
101 Barnes LN Broussard, LA	1.0–2.0	2.0	875	$1,649	$1.88	15d	11	1.06mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	45d	1	1.13mi
125 Ridgeview Dr Broussard, LA	1.0–2.0	1.0	769	$825	$1.07	15d	4	1.38mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	23d	1	1.40mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	23d	1	1.40mi

Listing history 9 events

1. 2026-05-04
   status Pending 1632-char remark

   Show marketing remark (1632 chars)

   Several valuable upgrades have already been completed by the sellers. The roof was replaced in September 2024 with an architectural shingle roof that carries a 30-year warranty and is transferable to the new owners. The A/C system was upgraded by enlarging the air handler plenum to improve airflow and overall efficiency throughout the ductwork. Another unique upgrade is the installation of recessed LED lighting beneath the roof eaves around the entire home, providing both enhanced curb appeal and attractive exterior lighting. The backyard is fully enclosed with a wooden privacy fence, offering a great space for outdoor enjoyment, pets, or entertaining. With major upgrades already completed and a functional layout, this home presents a great opportunity for its next owner.This charming home also features a well-designed split floor plan with no wasted space. A welcoming entry opens into the main dining area and living room, which includes wood flooring and an electric fireplace that creates a comfortable gathering space. From the living area, windows overlook the covered back porch and backyard, allowing for plenty of natural light and a view of the outdoor space.The kitchen includes all appliances, including the refrigerator, and the washer and dryer in the laundry area will remain with the home. The spacious primary bedroom features high ceilings and double doors that open into the large primary bathroom, creating a private retreat within the home. Two additional guest bedrooms and another full bathroom provide flexibility for family members, guests, or a home office. Schedule your private showing today!

2. 2026-04-01
   price $224,000 1632-char remark

   Show marketing remark (1632 chars)

   Several valuable upgrades have already been completed by the sellers. The roof was replaced in September 2024 with an architectural shingle roof that carries a 30-year warranty and is transferable to the new owners. The A/C system was upgraded by enlarging the air handler plenum to improve airflow and overall efficiency throughout the ductwork. Another unique upgrade is the installation of recessed LED lighting beneath the roof eaves around the entire home, providing both enhanced curb appeal and attractive exterior lighting. The backyard is fully enclosed with a wooden privacy fence, offering a great space for outdoor enjoyment, pets, or entertaining. With major upgrades already completed and a functional layout, this home presents a great opportunity for its next owner.This charming home also features a well-designed split floor plan with no wasted space. A welcoming entry opens into the main dining area and living room, which includes wood flooring and an electric fireplace that creates a comfortable gathering space. From the living area, windows overlook the covered back porch and backyard, allowing for plenty of natural light and a view of the outdoor space.The kitchen includes all appliances, including the refrigerator, and the washer and dryer in the laundry area will remain with the home. The spacious primary bedroom features high ceilings and double doors that open into the large primary bathroom, creating a private retreat within the home. Two additional guest bedrooms and another full bathroom provide flexibility for family members, guests, or a home office. Schedule your private showing today!

3. 2026-03-13
   listed $230,000 Active 1632-char remark

   Show marketing remark (1632 chars)

   Several valuable upgrades have already been completed by the sellers. The roof was replaced in September 2024 with an architectural shingle roof that carries a 30-year warranty and is transferable to the new owners. The A/C system was upgraded by enlarging the air handler plenum to improve airflow and overall efficiency throughout the ductwork. Another unique upgrade is the installation of recessed LED lighting beneath the roof eaves around the entire home, providing both enhanced curb appeal and attractive exterior lighting. The backyard is fully enclosed with a wooden privacy fence, offering a great space for outdoor enjoyment, pets, or entertaining. With major upgrades already completed and a functional layout, this home presents a great opportunity for its next owner.This charming home also features a well-designed split floor plan with no wasted space. A welcoming entry opens into the main dining area and living room, which includes wood flooring and an electric fireplace that creates a comfortable gathering space. From the living area, windows overlook the covered back porch and backyard, allowing for plenty of natural light and a view of the outdoor space.The kitchen includes all appliances, including the refrigerator, and the washer and dryer in the laundry area will remain with the home. The spacious primary bedroom features high ceilings and double doors that open into the large primary bathroom, creating a private retreat within the home. Two additional guest bedrooms and another full bathroom provide flexibility for family members, guests, or a home office. Schedule your private showing today!

4. 2025-12-16
   price $230,000
5. 2025-08-20
   listed $235,000 Active
6. 2009-11-06
   soldstatus $160,000
7. 2007-02-22
   soldstatus $155,900
8. 2007-02-09
   soldstatus
9. 2006-08-04
   listed $155,900

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,821
• − Mortgage interest: −$12,547
• − Property taxes: −$1,466
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,516
• Taxable loss: −$4,160
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $765/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

+43.7% since first listed

9 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-04-01 Price Changed $224,000 AcadianaMLS
• 2026-03-13 Listed $230,000 AcadianaMLS
• 2025-12-16 Price Changed $230,000 AcadianaMLS
• 2025-08-20 Listed $235,000 AcadianaMLS
• 2009-11-06 Sold (Public Records) $160,000 Public Records
• 2007-02-22 Sold (MLS) $155,900 AcadianaMLS
• 2007-02-09 Sold (Public Records) — Public Records
• 2006-08-04 Listed $155,900 AcadianaMLS

Property tax history

+7.4%/yr

Latest (2025): $1,466 · -1.4% YoY. Source: county tax records.