1029 Gary Dr · Breaux Bridge, LA 70517

$180,000

3 bd · 2.0 ba · 1,303 sqft · SingleFamily public records · 37 Days on market

Built 2008 8,276 sqft lot $138/sqft · 12% below area Est $202k · 11% under $25/mo HOA · 2% of rent

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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 +17.4/30.0
• ARV discount +12.4/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• 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

This home features 3 bedrooms 2 bath cottage style home with an open floor plan including a island bar gives you 1,282 sqft. Large walk-in closets with light and airy color scheme. City water and sewer. Convenient access to Interstate 10, only minutes from Lafayette and a short commute to Baton Rouge. Owners will entertain Lease Purchase Options

Key facts

• Open floor plan
• City water and sewer
• Island bar

Tags

• OPEN FLOOR PLAN
• ISLAND BAR
• LARGE WALK-IN CLOSETS
• CITY WATER AND SEWER
• SHORT COMMUTE TO BATON ROUGE

Property features AI

Finance

• HOA & community: Community association with management; Annual association fee of 300 (covers legal)

Exterior

• Parking: Has carport (1 space); 1 total parking space (covered)
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $134 ($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 $165k (8.5% below list).
• Recommended offer: $165k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.4% 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: Breaux Bridge Primary School (571 students, 80% FRL); Breaux Bridge Junior High School (math 12% / reading 22%, grade F, #174 of 218 statewide, top 81%, 397 students, 76% FRL); Breaux Bridge High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 851 students, 62% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 276 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y ago; this cycle's ask is 11703% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,717 (8.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $202,216
• List price: $180,000
• Delta: -10.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 Lillian Michel Dr	0.07mi	3/2.0	1,298 (-0%)	4mo	$162,000	$125	93
925 Lillian Michel Dr	0.17mi	3/2.0	1,323 (+2%)	4mo	$181,500	$137	86
918 Lillian Michel Dr	0.17mi	3/2.0	1,360 (+4%)	8mo	$185,000	$136	78
1409 Grand Pointe Ave	0.30mi	2/1.0 (-1)	1,235 (-5%)	2mo	$120,000	$97	67
114 Van Buren St	0.61mi	3/2.0	1,267 (-3%)	2mo	$151,000	$119	65
1412 St Charles St	0.27mi	3/2.0	1,403 (+8%)	18mo	$194,000	$138	60
744 N Belle Cir	0.17mi	3/2.0	1,475 (+13%)	13mo	$225,000	$153	59
660 St Charles St	0.29mi	3/2.0	1,450 (+11%)	16mo	$170,000	$117	54
728 S Poydras St	0.65mi	3/1.0	1,338 (+3%)	13mo	$165,000	$123	50
—	0.65mi	2/2.0 (-1)	1,251 (-4%)	11mo	$215,000	$172	49
134 Saint Phillip St	0.59mi	2/2.5 (-1)	1,200 (-8%)	10mo	$124,900	$104	44
—	0.65mi	3/1.0	1,150 (-12%)	12mo	$45,000	$39	36

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-20,679
• Equity at exit: $26,839

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-7,137
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$75
• HOA: −$25
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $134

Break-even live

Break-even rent $1,478

Max offer price $180,000

Occupancy floor 87%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	13d	1	0.18mi
117 S Poydras St Breaux Bridge, LA	2.0	1.0	1200	$1,500	$1.25	43d	1	0.31mi
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	43d	1	1.39mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watersewer

Listing history 26 events

1. 2026-06-18
   days on market $180,000 Active 37 DOM
2. 2026-06-17
   days on market $180,000 Active 36 DOM
3. 2026-06-16
   days on market $180,000 Active 35 DOM
4. 2026-06-15
   days on market $180,000 Active 34 DOM
5. 2026-06-14
   days on market $180,000 Active 32 DOM
6. 2026-06-13
   days on market $180,000 Active 31 DOM
7. 2026-06-10
   days on market $180,000 Active 29 DOM
8. 2026-06-09
   days on market $180,000 Active 28 DOM
9. 2026-06-08
   days on market $180,000 Active 27 DOM
10. 2026-06-07
    days on market $180,000 Active 26 DOM
11. 2026-06-05
    days on market $180,000 Active 23 DOM
12. 2026-06-02
    days on market $180,000 Active 21 DOM
13. 2026-06-01
    days on market $180,000 Active 20 DOM
14. 2026-05-31
    days on market $180,000 Active 19 DOM
15. 2026-05-30
    days on market $180,000 Active 18 DOM
16. 2026-05-12
    listed $180,000 Active 347-char remark
17. 2026-04-14
    historical $1,500
18. 2026-01-22
    listed $1,500
19. 2022-12-05
    listed $175,500 Active
20. 2018-10-08
    listed $150,000
21. 2017-07-28
    listed $145,000
22. 2014-11-03
    listed $141,000
23. 2014-05-02
    listed $142,500
24. 2009-03-09
    listed $140,000
25. 2008-09-30
    listed $140,000
26. 2008-04-15
    listed $140,200

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,484 · $124/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,766
• − Mortgage interest: −$10,083
• − Property taxes: −$1,484
• − Insurance: −$900
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$300
• − Depreciation: −$5,236
• Taxable loss: −$1,400
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $1,940/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

• Census place: Breaux Bridge, LA
• 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

-98.9% since first listed

12 events — show timeline

• 2026-05-27 Listed for Rent $1,525 RAAMLS
• 2026-05-12 Listed $180,000 AcadianaMLS
• 2026-04-14 Rental Removed $1,500 RAAMLS
• 2026-01-22 Listed for Rent $1,500 RAAMLS
• 2022-12-05 Listed $175,500 AcadianaMLS
• 2018-10-08 Listed $150,000 AcadianaMLS
• 2017-07-28 Listed $145,000 AcadianaMLS
• 2014-11-03 Listed $141,000 AcadianaMLS
• 2014-05-02 Listed $142,500 AcadianaMLS
• 2009-03-09 Listed $140,000 AcadianaMLS
• 2008-09-30 Listed $140,000 AcadianaMLS
• 2008-04-15 Listed $140,200 AcadianaMLS

Property tax history

+0.7%/yr

Latest (2025): $1,484 · -0.6% YoY. Source: county tax records.