1021 Juleau Champagne Rd · Breaux Bridge, LA 70517

$155,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 58 Days on market

Built 2018 0.34 ac lot $86/sqft · 9% below area Est $185k · 16% under

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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 +18.2/30.0
• ARV discount +14.8/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• 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 beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

Key facts

• Sliding barn doors
• Open concept
• Large lot

Tags

• LARGE LOT
• OPEN CONCEPT
• OVERSIZED ISLAND
• SLIDING BARN DOORS
• GREAT CLOSET SPACE
• SEPARATE STANDING TUB

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Septic tank; City electric service; SLEMCO electric service
• Home design: Manufactured home
• Construction: Vinyl siding; Frame construction; Asbestos shingle roof
• Exterior features: No fencing; Parish road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric stove/convection; Refrigerator; Kitchen island
• Flooring: Laminate flooring; Wood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Double vanity; Kitchen island; Multi-head shower; Separate shower; Walk-in closet(s)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $140 ($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 $139k (10.2% below list).
• Recommended offer: $139k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Cecilia Primary School (693 students, 69% FRL); Cecilia Junior High School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 599 students, 63% FRL); Cecilia High School (math 47% / reading 42%, grade F, #58 of 265 statewide, top 23%, 788 students, 54% FRL).
• 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 $5k 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 58 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,139 (10.2% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $184,945
• List price: $155,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-16,245
• Equity at exit: $23,111

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,856
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $140

Break-even live

Break-even rent $1,214

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $228	-5% $184	+0% $140	+5% $96	+10% $52
Rent	-10% $30	-5% $85	+0% $140	+5% $195	+10% $250
Rate	-1.0pp $218	-0.5pp $179	base $140	+0.5pp $100	+1.0pp $59

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $155,000 Active 58 DOM
2. 2026-06-18
   days on market $155,000 Active 55 DOM
3. 2026-06-17
   days on market $155,000 Active 54 DOM
4. 2026-06-16
   days on market $155,000 Active 53 DOM
5. 2026-06-15
   days on market $155,000 Active 52 DOM
6. 2026-06-14
   days on market $155,000 Active 50 DOM
7. 2026-06-13
   days on market $155,000 Active 49 DOM
8. 2026-06-10
   days on market $155,000 Active 47 DOM
9. 2026-06-09
   days on market $155,000 Active 46 DOM
10. 2026-06-08
    days on market $155,000 Active 45 DOM
11. 2026-06-07
    days on market $155,000 Active 44 DOM
12. 2026-06-05
    days on market $155,000 Active 41 DOM
13. 2026-06-02
    days on market $155,000 Active 39 DOM
14. 2026-06-01
    days on market $155,000 Active 38 DOM
15. 2026-05-31
    days on market $155,000 Active 37 DOM
16. 2026-05-30
    days on market $155,000 Active 36 DOM
17. 2026-04-24
    listed $155,000 Active 878-char remark
18. 2025-05-13
    soldstatus $125,000 Sold 1170-char remark

    Show marketing remark (1170 chars)

    This beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

19. 2025-04-08
    status Pending 1170-char remark

    Show marketing remark (1170 chars)

    This beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

20. 2025-01-28
    price $144,900 1170-char remark

    Show marketing remark (1170 chars)

    This beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

21. 2024-12-01
    price $154,900 1170-char remark

    Show marketing remark (1170 chars)

    This beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

22. 2024-10-31
    price $164,900 1170-char remark

    Show marketing remark (1170 chars)

    This beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

23. 2024-08-24
    listed $174,900 Active 1170-char remark

    Show marketing remark (1170 chars)

    This beautiful 1,960 sqft. 2018 home is situated on a large lot with plenty of room for entertaining. This home features a large family room with and open concept and a split floor plan that is very spacious!! The kitchen and breakfast area is a large open area and perfect for family and friends to gather around the oversized island. The Kitchen island is equipped with lots of storage, and there is adequate amount of cabinets and black appliances. The two bedrooms and bath are especially nice and spacious and can be closed off for privacy with two pretty sliding barn doors. More... The primary suite is and eye catcher boasts a large spacious room and great closet space with the master bath includes a separate standing tub, a large spa shower with double vanities. On the other side of home toward side entry sits a large laundry room with folding area and closet space. 'This property may also be marketed via an auction event at https://www.hubzu.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. Buyers agents should not submit offers through both channels simultaneously

24. 2021-06-02
    soldstatus $144,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,697
• − Mortgage interest: −$8,682
• − Property taxes: −$981
• − Insurance: −$775
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,509
• Taxable loss: −$922
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,902/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

+7.6% since first listed

8 events — show timeline

• 2026-04-24 Listed $155,000 AcadianaMLS
• 2025-05-13 Sold (MLS) $125,000 AcadianaMLS
• 2025-04-08 Pending — AcadianaMLS
• 2025-01-28 Price Changed $144,900 AcadianaMLS
• 2024-12-01 Price Changed $154,900 AcadianaMLS
• 2024-10-31 Price Changed $164,900 AcadianaMLS
• 2024-08-24 Listed $174,900 AcadianaMLS
• 2021-06-02 Sold (Public Records) $144,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $981 · -0.0% YoY. Source: county tax records.