817 Cecile Blvd · Breaux Bridge, LA 70517

$117,900

4 bd · 2.0 ba · 1,479 sqft · Other public records · 97 Days on market

Built 1983 5,662 sqft lot $80/sqft · 16% below area Est $140k · 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 +24.9/30.0
• ARV discount +14.6/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• 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

Great opportunity in Breaux Bridge! This 4-bedroom, 1.5-bath home includes a spacious bonus room, offering flexible living space and plenty of potential. Conveniently located with easy access to schools, shopping, and major roads. Perfect for buyers needing extra room or investors looking to add to their portfolio.

Key facts

• Bonus room
• 5,662 sq ft lot
• Parking

Tags

• BONUS ROOM
• FLEXIBLE LIVING SPACE
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Market conditions: 276 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $815 of loan paydown is wiped out by about $4k 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 97 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $58k; list at $118k implies a 102% gain — meaningful room to come down on a strong offer.

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 $107,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (median comp): $139,824
• List price: $117,900
• Delta: -15.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,008
• Equity at exit: $17,579

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $18,027
• Equity at exit: $10,194

Cash invested: $33,012 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $253

Break-even live

Break-even rent $933

Max offer price $117,900

Occupancy floor 75%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	43d	1	0.07mi
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	13d	1	1.17mi

Listing history 29 events

1. 2026-06-18
   days on market $117,900 Active 97 DOM
2. 2026-06-17
   days on market $117,900 Active 96 DOM
3. 2026-06-16
   days on market $117,900 Active 95 DOM
4. 2026-06-15
   days on market $117,900 Active 94 DOM
5. 2026-06-14
   days on market $117,900 Active 92 DOM
6. 2026-06-13
   days on market $117,900 Active 91 DOM
7. 2026-06-10
   days on market $117,900 Active 89 DOM
8. 2026-06-09
   days on market $117,900 Active 88 DOM
9. 2026-06-08
   days on market $117,900 Active 87 DOM
10. 2026-06-07
    days on market $117,900 Active 86 DOM
11. 2026-06-05
    days on market $117,900 Active 83 DOM
12. 2026-06-02
    days on market $117,900 Active 81 DOM
13. 2026-06-01
    days on market $117,900 Active 80 DOM
14. 2026-05-31
    days on market $117,900 Active 79 DOM
15. 2026-05-30
    days on market $117,900 Active 78 DOM
16. 2026-03-13
    listed $117,900 Active 316-char remark

    Show marketing remark (316 chars)

    Great opportunity in Breaux Bridge! This 4-bedroom, 1.5-bath home includes a spacious bonus room, offering flexible living space and plenty of potential. Conveniently located with easy access to schools, shopping, and major roads. Perfect for buyers needing extra room or investors looking to add to their portfolio.

17. 2025-08-04
    listed $119,000 Active
18. 2024-11-01
    listed $119,900 Active
19. 2024-05-29
    status Active
20. 2024-05-27
    status Pending
21. 2024-01-23
    status Active
22. 2023-08-25
    price $120,000
23. 2023-06-14
    listed $130,000 Active
24. 2022-05-04
    soldstatus $58,333
25. 2022-05-02
    soldstatus $58,333 Sold
26. 2022-04-21
    status Pending
27. 2022-02-09
    listed $110,000 Active
28. 2020-10-05
    listed $112,000
29. 2013-03-01
    listed $91,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 8/10 Severe 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: $15,036
• − Mortgage interest: −$6,604
• − Property taxes: −$831
• − Insurance: −$590
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,430
• Taxable income: $1,175
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,756/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

+29.6% since first listed

14 events — show timeline

• 2026-03-13 Listed $117,900 AcadianaMLS
• 2025-08-04 Listed $119,000 AcadianaMLS
• 2024-11-01 Listed $119,900 AcadianaMLS
• 2024-05-29 Relisted — AcadianaMLS
• 2024-05-27 Pending — AcadianaMLS
• 2024-01-23 Relisted — AcadianaMLS
• 2023-08-25 Price Changed $120,000 AcadianaMLS
• 2023-06-14 Listed $130,000 AcadianaMLS
• 2022-05-04 Sold (Public Records) $58,333 Public Records
• 2022-05-02 Sold (MLS) $58,333 AcadianaMLS
• 2022-04-21 Pending — AcadianaMLS
• 2022-02-09 Listed $110,000 AcadianaMLS
• 2020-10-05 Listed $112,000 AcadianaMLS
• 2013-03-01 Listed $91,000 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2025): $831 · -0.6% YoY. Source: county tax records.