603 Emancipation Dr · Broussard, LA 70518

$190,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 15 Days on market

Built 1994 9,147 sqft lot Est $235k · 19% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• 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

Sold Before listed

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1994

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Gas service: Entergy; Electric service: SLEMCO; Public sewer
• Home design: Single family residence; City street frontage
• Construction: Brick veneer, stucco, vinyl siding and frame construction; Composition roof
• Exterior features: Covered patio/porch; Full wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric stove
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: High ceilings; Separate shower; Living room; Granite tile counters; Window treatments; Wood window frames; Lighting
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Katharine Drexel Elementary School (math 34% / reading 57%, grade D-, #169 of 646 statewide, top 27%, 646 students, 69% 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).
• Market conditions: 339 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $234,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Burlington Cir	0.07mi	3/2.0	1,625 (+0%)	2mo	$233,000	$143	95
200 Bull Run Cir	0.19mi	3/2.0	1,594 (-2%)	6mo	$248,000	$156	83
103 Chattanooga Pl	0.17mi	3/2.0	1,722 (+6%)	3mo	$235,000	$136	79
107 Gettysburg Dr	0.21mi	3/3.0	1,655 (+2%)	9mo	$245,000	$148	75
136 Lake Ridge Dr	0.57mi	3/2.0	1,616 (-0%)	3mo	$249,000	$154	71
104 Bull Run Cir	0.19mi	3/2.0	1,468 (-9%)	9mo	$194,500	$132	68
104 Chickamauga Pl	0.26mi	3/2.0	1,390 (-14%)	9mo	$205,000	$147	57
120 Lake Ridge Dr	0.45mi	3/2.0	1,836 (+13%)	5mo	$251,000	$137	53
123 Lake Ridge Dr	0.67mi	4/2.0 (+1)	1,704 (+5%)	6mo	$247,000	$145	50
127 Lake Ridge Dr	0.45mi	4/2.0 (+1)	1,836 (+13%)	6mo	$251,000	$137	47
121 Lake Ridge Dr	0.67mi	3/2.0	1,447 (-11%)	9mo	$231,000	$160	44
124 Lake Ridge Dr	0.67mi	4/2.0 (+1)	1,786 (+10%)	6mo	$250,500	$140	42

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,223
• Equity at exit: $28,330

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $36,923
• Equity at exit: $16,428

Cash invested: $53,200 (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: 339
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $465

Break-even live

Break-even rent $1,535

Max offer price $190,000

Occupancy floor 73%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Harvest Hill Dr Broussard, LA	4.0	2.0	1706	$2,250	$1.32	13d	1	1.16mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	43d	1	1.29mi
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	13d	27	1.34mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	13d	9	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $190,000 Active 15 DOM
2. 2026-06-17
   days on market $190,000 Active 14 DOM
3. 2026-06-16
   days on market $190,000 Active 13 DOM
4. 2026-06-15
   days on market $190,000 Active 12 DOM
5. 2026-06-14
   days on market $190,000 Active 10 DOM
6. 2026-06-13
   days on market $190,000 Active 9 DOM
7. 2026-06-10
   days on market $190,000 Active 7 DOM
8. 2026-06-09
   days on market $190,000 Active 6 DOM
9. 2026-06-08
   days on market $190,000 Active 5 DOM
10. 2026-06-07
    days on market $190,000 Active 4 DOM
11. 2026-06-05
    statusdays on market $190,000 Active 1 DOM
12. 2026-06-03
    days on market $190,000 Coming Soon 12 DOM
13. 2026-06-03
    price $190,000 Coming Soon 11 DOM
14. 2026-06-02
    days on market $230,000 Coming Soon 11 DOM
15. 2026-06-01
    days on market $230,000 Coming Soon 10 DOM
16. 2026-05-31
    days on market $230,000 Coming Soon 9 DOM
17. 2026-05-30
    days on market $230,000 Coming Soon 8 DOM
18. 2026-05-22
    historical $230,000
19. 2022-03-21
    soldstatus $205,000
20. 2022-03-18
    soldstatus $205,000 18-char remark

    Show marketing remark (18 chars)

    Sold Before listed

21. 2022-03-18
    listed $205,000 18-char remark

    Show marketing remark (18 chars)

    Sold Before listed

22. 2008-06-04
    soldstatus
23. 2008-05-30
    soldstatus $164,500 272-char remark

    Show marketing remark (272 chars)

    Well kept split floor plan home located in Broussard's established subdivision only minutes from the new Home Depot and Wal-Mart. Home offers laminated wood floors, freshly painted interiors and exterior. Nice landscaped yard. Home shows well, clean and ready for a buyer.

24. 2008-04-05
    listed $165,900 272-char remark

    Show marketing remark (272 chars)

    Well kept split floor plan home located in Broussard's established subdivision only minutes from the new Home Depot and Wal-Mart. Home offers laminated wood floors, freshly painted interiors and exterior. Nice landscaped yard. Home shows well, clean and ready for a buyer.

25. 1995-02-23
    soldstatus $100,000
26. 1994-12-02
    listed $100,900

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 · 22 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: $25,476
• − Mortgage interest: −$10,643
• − Property taxes: −$1,644
• − Insurance: −$950
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,527
• Taxable income: $2,636
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $4,943/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

• 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

+127.9% since first listed

9 events — show timeline

• 2026-05-22 Coming Soon $230,000 AcadianaMLS
• 2022-03-21 Sold (Public Records) $205,000 Public Records
• 2022-03-18 Listed $205,000 AcadianaMLS
• 2022-03-18 Sold (MLS) $205,000 AcadianaMLS
• 2008-06-04 Sold (Public Records) — Public Records
• 2008-05-30 Sold (MLS) $164,500 AcadianaMLS
• 2008-04-05 Listed $165,900 AcadianaMLS
• 1995-02-23 Sold (MLS) $100,000 AcadianaMLS
• 1994-12-02 Listed $100,900 AcadianaMLS

Property tax history

+6.8%/yr

Latest (2025): $1,644 · -1.3% YoY. Source: county tax records.