Denton Plan · Broussard, LA 70518

$247,500

3 bd · 2.0 ba · 1,616 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• 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

Experience the Denton, a new home floor plan at Oakmont in Broussard, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warranties

Key facts

• Large bedroom suite
• Smart home features
• 2 garage spots

Tags

• OPEN CONCEPT FLOOR PLAN
• LARGE BEDROOM SUITE
• SMART HOME FEATURES

🏗️ New construction. The $247,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,046.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $144 ($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 $224k (9.6% below list).
• Recommended offer: $218k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 340 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 628 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 628 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $235,046
• List price: $247,500
• Delta: 5.30%
• 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
136 Lake Ridge Dr	0.23mi	3/2.0	1,616 (0%)	3mo	$249,000	$154	87
200 Bull Run Cir	0.21mi	3/2.0	1,594 (-1%)	6mo	$248,000	$156	83
713 Burlington Cir	0.41mi	3/2.0	1,625 (+1%)	2mo	$233,000	$143	78
103 Chattanooga Pl	0.24mi	3/2.0	1,722 (+7%)	3mo	$235,000	$136	75
120 Lake Ridge Dr	0.05mi	3/2.0	1,836 (+14%)	5mo	$251,000	$137	71
123 Lake Ridge Dr	0.27mi	4/2.0 (+1)	1,704 (+5%)	6mo	$247,000	$145	68
505 Pear Tree Cir	0.45mi	3/2.0	1,536 (-5%)	4mo	$239,900	$156	67
127 Lake Ridge Dr	0.04mi	4/2.0 (+1)	1,836 (+14%)	6mo	$251,000	$137	65
124 Lake Ridge Dr	0.26mi	4/2.0 (+1)	1,786 (+10%)	6mo	$250,500	$140	60
102 Pear Tree Cir	0.38mi	3/2.0	1,386 (-14%)	2mo	$226,000	$163	57
120 Berrybrook Dr	0.54mi	3/2.0	1,404 (-13%)	2mo	$217,967	$155	52
104 Bismark Dr	0.57mi	3/2.0	1,397 (-14%)	6mo	$158,000	$113	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-28,895
• Equity at exit: $35,046

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-13,230
• Equity at exit: $20,322

Cash invested: $65,813 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,233
• Tax est. 1.5%: −$294 /mo · $3,526/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $144

Break-even live

Break-even rent $2,056

Max offer price $235,046

Occupancy floor 89%

Sensitivity live

Price	-10% $306	-5% $225	+0% $144	+5% $63	+10% $-19
Rent	-10% $-33	-5% $55	+0% $144	+5% $232	+10% $321
Rate	-1.0pp $262	-0.5pp $204	base $144	+0.5pp $83	+1.0pp $21

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: $58,761
• Closing costs: $7,051
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	44d	1	1.27mi
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 $247,500 Active 628 DOM
2. 2026-06-18
   days on market $247,500 Active 625 DOM
3. 2026-06-17
   days on market $247,500 Active 624 DOM
4. 2026-06-16
   days on market $247,500 Active 623 DOM
5. 2026-06-15
   days on market $247,500 Active 622 DOM
6. 2026-06-14
   days on market $247,500 Active 620 DOM
7. 2026-06-13
   days on market $247,500 Active 619 DOM
8. 2026-06-10
   days on market $247,500 Active 617 DOM
9. 2026-06-09
   days on market $247,500 Active 616 DOM
10. 2026-06-08
    days on market $247,500 Active 615 DOM
11. 2026-06-07
    days on market $247,500 Active 614 DOM
12. 2026-06-05
    days on market $247,500 Active 611 DOM
13. 2026-06-03
    days on market $247,500 Active 610 DOM
14. 2026-06-02
    days on market $247,500 Active 609 DOM
15. 2026-06-01
    days on market $247,500 Active 608 DOM
16. 2026-05-31
    days on market $247,500 Active 607 DOM
17. 2026-05-30
    days on market $247,500 Active 606 DOM
18. 2024-10-01
    listed $247,500 Active 1494-char remark

    Show marketing remark (1494 chars)

    Experience the Denton, a new home floor plan at Oakmont in Broussard, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warranties

ⓘ 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: $26,858
• − Mortgage interest: −$13,166
• − Property taxes: −$3,526
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$6,838
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $2,240/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 $247,500 Zillow