108 Trojan Pl · Broussard, LA 70508

$195,000

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 37 Days on market

Built 1980 Est $221k · 12% 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 +23.9/30.0
• ARV discount +12.8/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and get it! This beautiful home in the well-established Aurora Park subdivision is ready to go! It features 3 gorgeous bedrooms, 2 full baths, and great living spaces! It also included a very nice fenced in back yard and a covered patio.

Key facts

• Built 1980
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 37 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 35y 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 $154k; 27% 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 $189,150 (3.0% 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 3% 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. 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?
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: 1.04% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $220,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Lynn Dr	0.33mi	3/2.0	1,633 (-0%)	2mo	$190,000	$116	83
144 Gordon Crocket Dr	0.20mi	3/2.0	1,726 (+6%)	4mo	$195,000	$113	78
408 Mosser Dr	0.25mi	3/2.0	1,702 (+4%)	4mo	$229,000	$135	78
102 Whipple Ave	0.30mi	4/2.0 (+1)	1,655 (+1%)	2mo	$208,000	$126	77
102 Patricia Ann Pl	0.47mi	3/2.0	1,623 (-1%)	2mo	$220,500	$136	75
106 Patricia Ann Pl	0.46mi	3/2.0	1,591 (-3%)	8mo	$194,500	$122	68
107 Brigante Pl	0.44mi	3/2.0	1,505 (-8%)	5mo	$187,000	$124	62
207 Fairwood Dr	0.75mi	3/2.0	1,650 (+1%)	6mo	$285,000	$173	58
901 Carriage Light Loop	0.68mi	2/2.0 (-1)	1,699 (+4%)	3mo	$172,000	$101	54
213 Tennyson Dr	0.68mi	4/2.0 (+1)	1,684 (+3%)	6mo	$300,000	$178	54
123 Sparrowhawk St	0.74mi	3/2.0	1,735 (+6%)	5mo	$259,000	$149	52
120 Sparrowhawk St	0.71mi	3/2.0	1,825 (+12%)	1mo	$265,000	$145	47

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-11,185
• Equity at exit: $29,075

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,961
• Equity at exit: $16,860

Cash invested: $54,600 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $377

Break-even live

Break-even rent $1,544

Max offer price $195,000

Occupancy floor 76%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Tennyson Dr Broussard, LA	3.0	2.5	1843	$2,300	$1.25	13d	1	0.66mi
200 Tennyson Dr Broussard, LA	3.0	2.0	1843	$2,495	$1.35	43d	1	0.66mi
126 Heathwood Dr Broussard, LA	4.0	3.0	1989	$2,500	$1.26	43d	1	0.74mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	21d	1	0.78mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	43d	1	0.99mi
404 Sparrowhawk St Broussard, LA	3.0	2.0	1825	$2,200	$1.21	13d	1	0.99mi
304 Barataria Bay Pt Lafayette, LA	3.0	2.5	1712	$1,800	$1.05	43d	1	1.30mi
303 Barataria Bay Pt Lafayette, LA	3.0	2.5	1556	$1,850	$1.19	13d	1	1.31mi
104 Avalon St Lafayette, LA	3.0	2.0	1895	$1,800	$0.95	43d	1	1.41mi

Listing history 34 events

1. 2026-06-18
   days on market $195,000 Active 37 DOM
2. 2026-06-17
   days on market $195,000 Active 36 DOM
3. 2026-06-16
   days on market $195,000 Active 35 DOM
4. 2026-06-15
   days on market $195,000 Active 34 DOM
5. 2026-06-14
   days on market $195,000 Active 32 DOM
6. 2026-06-13
   days on market $195,000 Active 31 DOM
7. 2026-06-10
   days on market $195,000 Active 29 DOM
8. 2026-06-09
   days on market $195,000 Active 28 DOM
9. 2026-06-08
   days on market $195,000 Active 27 DOM
10. 2026-06-07
    days on market $195,000 Active 26 DOM
11. 2026-06-05
    days on market $195,000 Active 23 DOM
12. 2026-06-03
    days on market $195,000 Active 22 DOM
13. 2026-06-02
    days on market $195,000 Active 21 DOM
14. 2026-06-01
    days on market $195,000 Active 20 DOM
15. 2026-05-31
    days on market $195,000 Active 19 DOM
16. 2026-05-30
    days on market $195,000 Active 18 DOM
17. 2026-05-13
    price $195,000 602-char remark
18. 2026-05-12
    listed $200,000 Active 602-char remark
19. 2026-03-18
    soldstatus $154,000
20. 2021-12-17
    soldstatus $170,000 242-char remark

    Show marketing remark (242 chars)

    Come and get it! This beautiful home in the well-established Aurora Park subdivision is ready to go! It features 3 gorgeous bedrooms, 2 full baths, and great living spaces! It also included a very nice fenced in back yard and a covered patio.

21. 2021-12-17
    soldstatus $170,000

    Show marketing remark (242 chars)

    Come and get it! This beautiful home in the well-established Aurora Park subdivision is ready to go! It features 3 gorgeous bedrooms, 2 full baths, and great living spaces! It also included a very nice fenced in back yard and a covered patio.

22. 2021-09-11
    listed $175,500 242-char remark

    Show marketing remark (242 chars)

    Come and get it! This beautiful home in the well-established Aurora Park subdivision is ready to go! It features 3 gorgeous bedrooms, 2 full baths, and great living spaces! It also included a very nice fenced in back yard and a covered patio.

23. 2019-01-25
    soldstatus $123,425

    Show marketing remark (353 chars)

    Schedule your showing today for this wonderful three bedroom two bath home in the Aurora Park subdivision. The kitchen is open to a separate dining area with a large snack bar. The family will love the huge bonus room. The fenced in backyard features a covered patio, workshop, shed and a kennel. This property may qualify for Seller Financing (Vendee).

24. 2018-09-21
    listed $120,000

    Show marketing remark (353 chars)

    Schedule your showing today for this wonderful three bedroom two bath home in the Aurora Park subdivision. The kitchen is open to a separate dining area with a large snack bar. The family will love the huge bonus room. The fenced in backyard features a covered patio, workshop, shed and a kennel. This property may qualify for Seller Financing (Vendee).

25. 2015-06-17
    soldstatus $167,000
26. 2015-06-17
    soldstatus $167,000
27. 2015-03-07
    listed $167,900
28. 2010-10-29
    soldstatus $146,000
29. 2010-10-27
    soldstatus $146,000
30. 2010-09-03
    listed $147,900
31. 2002-03-19
    soldstatus $89,000
32. 2002-01-04
    listed $89,900
33. 1991-11-22
    soldstatus $50,531
34. 1991-09-23
    listed $50,700

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 ≥109°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: $24,252
• − Mortgage interest: −$10,923
• − Property taxes: −$1,391
• − Insurance: −$975
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,673
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $4,183/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): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

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 (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+284.6% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $195,000 FSBO.com
• 2026-05-12 Listed $200,000 FSBO.com
• 2026-03-18 Sold (Public Records) $154,000 Public Records
• 2021-12-17 Sold (Public Records) $170,000 Public Records
• 2021-12-17 Sold (MLS) $170,000 AcadianaMLS
• 2021-09-11 Listed $175,500 AcadianaMLS
• 2019-01-25 Sold (MLS) $123,425 AcadianaMLS
• 2018-09-21 Listed $120,000 AcadianaMLS
• 2015-06-17 Sold (Public Records) $167,000 Public Records
• 2015-06-17 Sold (MLS) $167,000 AcadianaMLS
• 2015-03-07 Listed $167,900 AcadianaMLS
• 2010-10-29 Sold (Public Records) $146,000 Public Records
• 2010-10-27 Sold (MLS) $146,000 AcadianaMLS
• 2010-09-03 Listed $147,900 AcadianaMLS
• 2002-03-19 Sold (MLS) $89,000 AcadianaMLS
• 2002-01-04 Listed $89,900 AcadianaMLS
• 1991-11-22 Sold (MLS) $50,531 AcadianaMLS
• 1991-09-23 Listed $50,700 AcadianaMLS

Property tax history

+3.3%/yr

Latest (2025): $1,391 · -1.3% YoY. Source: county tax records.