106 Crescent Row · Broussard, LA 70518

$281,536

4 bd · 2.5 ba · 1,851 sqft · SingleFamily · 50 Days on market

Built 2026 Excellent condition 6,098 sqft lot Garage $32/mo HOA · 1% 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This YUCCA III G has an open floor plan with upgraded quartz counters, backsplash, under-cabinet lighting, luxury vinyl plank flooring added in primary bedroom and more. Additional plan features include: kitchen island, luxury vinyl plank floor in living room & all wet areas, walk-in closet, garden tub & separate shower in primary bedroom, radiant barrier decking in attic, fully sodded yard & the list goes on!

Key facts

• Open floor plan
• Quartz counters
• New construction

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• QUARTZ COUNTERS
• KITCHEN ISLAND
• WALK-IN CLOSET
• GARDEN TUB

🏗️ New construction. The $281,536 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,104.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $282k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.7% below list).
• Recommended offer: $229k (18.7% below list) — sets the bar for 1% rule.

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: Martial Billeaud Elementary School (math 52% / reading 62%, grade C+, #79 of 646 statewide, top 13%, 822 students, 46% FRL); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% FRL); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL).
• Market conditions: 391 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $228,886 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $282,104
• List price: $281,536
• Delta: -0.20%
• 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
103 Crescent Row	0.03mi	4/2.5	1,851 (0%)	1mo	$281,591	$152	98
806 Summer St	0.05mi	3/2.0 (-1)	1,779 (-4%)	0mo	$282,617	$159	84
903 Summer St	0.06mi	3/2.0 (-1)	1,925 (+4%)	2mo	$285,157	$148	82
110 Star Ln	0.25mi	3/2.0 (-1)	1,858 (+0%)	2mo	$280,911	$151	79
702 Summer St	0.12mi	4/2.0	1,986 (+7%)	1mo	$293,177	$148	79
112 Cajun St	0.52mi	3/2.0 (-1)	1,821 (-2%)	1mo	$279,900	$154	65
108 Star Ln	0.26mi	4/3.0	2,092 (+13%)	0mo	$305,051	$146	64
112 Star Ln	0.24mi	3/2.0 (-1)	1,660 (-10%)	1mo	$265,913	$160	63
103 Silverwood Dr	0.74mi	3/2.0 (-1)	1,829 (-1%)	2mo	$325,000	$178	55
210 Windy Feather Dr	0.75mi	3/2.0 (-1)	1,824 (-2%)	2mo	$338,500	$186	54
101 Red Deer Ln	0.50mi	3/2.0 (-1)	1,656 (-10%)	1mo	$265,000	$160	51
103 Still Waters Rd	0.53mi	3/2.0 (-1)	1,608 (-13%)	2mo	$238,000	$148	44

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-56,700
• Equity at exit: $42,063

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-63,371
• Equity at exit: $24,391

Cash invested: $78,989 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 26 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $276,990 ($154/sqft)
• Median days on market: 115 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: -0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70518

• Home prices YoY: -16.0%
• Active inventory: 391
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,479
• Tax est. 1.5%: −$353 /mo · $4,232/yr
• Insurance: −$118
• HOA: −$32
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-173

Break-even live

Break-even rent $2,508

Max offer price $257,019

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-76	+0% $-173	+5% $-271	+10% $-368
Rent	-10% $-354	-5% $-264	+0% $-173	+5% $-83	+10% $7
Rate	-1.0pp $-31	-0.5pp $-102	base $-173	+0.5pp $-246	+1.0pp $-321

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: $70,526
• Closing costs: $8,463
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	70d	1	0.28mi
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	70d	1	0.65mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	62d	1	0.89mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	70d	1	1.23mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	93d	1	1.49mi

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Homeowners association with annual fee of $380Association includes accounting and insuranceAssociation provides management

Exterior

• Parking: 2 covered parking spaces2 total parking spacesHas garage (2-car)
• Utilities: Public sewerElectric service: SLEMCO
• Home design: Single family residenceUnder construction
• Construction: Brick veneer and vinyl siding over frame constructionComposition roof
• Exterior features: Exterior lightingCovered porch

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric stove/oven
• Bedrooms: Bedroom 2Bedroom 3Bedroom 4
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: High ceilingsDouble vanityKitchen islandSeparate showerVaried ceiling heightsWalk-in closet(s)Dining roomKitchenLiving roomQuartz countertops
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 39 events

1. 2026-08-08
   days on market $281,536 Active 50 DOM
2. 2026-08-07
   days on market $281,536 Active 49 DOM
3. 2026-08-06
   days on market $281,536 Active 48 DOM
4. 2026-08-05
   days on market $281,536 Active 47 DOM
5. 2026-08-04
   days on market $281,536 Active 46 DOM
6. 2026-08-03
   days on market $281,536 Active 45 DOM
7. 2026-07-31
   days on market $281,536 Active 42 DOM
8. 2026-07-30
   days on market $281,536 Active 41 DOM
9. 2026-07-29
   days on market $281,536 Active 40 DOM
10. 2026-07-27
    days on market $281,536 Active 38 DOM
11. 2026-07-23
    days on market $281,536 Active 34 DOM
12. 2026-07-22
    days on market $281,536 Active 33 DOM
13. 2026-07-21
    days on market $281,536 Active 32 DOM
14. 2026-07-18
    days on market $281,536 Active 29 DOM
15. 2026-07-16
    days on market $281,536 Active 27 DOM
16. 2026-07-16
    days on market $281,536 Active 26 DOM
17. 2026-07-14
    days on market $281,536 Active 25 DOM
18. 2026-07-13
    days on market $281,536 Active 24 DOM
19. 2026-07-12
    days on market $281,536 Active 23 DOM
20. 2026-07-11
    days on market $281,536 Active 22 DOM
21. 2026-07-10
    days on market $281,536 Active 21 DOM
22. 2026-07-09
    days on market $281,536 Active 20 DOM
23. 2026-07-08
    days on market $281,536 Active 19 DOM
24. 2026-07-07
    days on market $281,536 Active 18 DOM
25. 2026-07-06
    days on market $281,536 Active 17 DOM
26. 2026-07-05
    days on market $281,536 Active 16 DOM
27. 2026-07-04
    days on market $281,536 Active 15 DOM
28. 2026-07-03
    days on market $281,536 Active 14 DOM
29. 2026-07-02
    days on market $281,536 Active 13 DOM
30. 2026-07-01
    days on market $281,536 Active 12 DOM
31. 2026-06-30
    days on market $281,536 Active 11 DOM
32. 2026-06-29
    days on market $281,536 Active 10 DOM
33. 2026-06-28
    days on market $281,536 Active 9 DOM
34. 2026-06-28
    days on market $281,536 Active 8 DOM
35. 2026-06-27
    days on market $281,536 Active 7 DOM
36. 2026-06-25
    days on market $281,536 Active 5 DOM
37. 2026-06-23
    days on market $281,536 Active 3 DOM
38. 2026-06-21
    remarks 549-char remark
39. 2026-06-21
    listed $281,536 Active 2 DOM

ⓘ 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: $27,466
• − Mortgage interest: −$15,802
• − Property taxes: −$4,232
• − Insurance: −$1,411
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$384
• − Depreciation: −$8,207
• Taxable loss: −$6,963
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $-409/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a brand-new construction, featuring upgraded kitchen and bathroom amenities. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace landscaping with drought-tolerant plants — Reduces maintenance costs ↑
• Both Install smart home automation — Improves energy efficiency and convenience ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Martial Billeaud Elementary School C+ LA #79/646 Nat'l #8,534/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

B Composite livability gradescore 71/100

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 · 280,930 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: 19% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Homeowners association with annual fee of $380Association includes accounting and insuranceAssociation provides management

Exterior

• Parking: 2 covered parking spaces2 total parking spacesHas garage (2-car)
• Utilities: Public sewerElectric service: SLEMCO
• Home design: Single family residenceUnder construction
• Construction: Brick veneer and vinyl siding over frame constructionComposition roof
• Exterior features: Exterior lightingCovered porch

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric stove/oven
• Bedrooms: Bedroom 2Bedroom 3Bedroom 4
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: High ceilingsDouble vanityKitchen islandSeparate showerVaried ceiling heightsWalk-in closet(s)Dining roomKitchenLiving roomQuartz countertops
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-19 Listed $281,536 Zillow
• 2026-06-19 Listed $281,536 AcadianaMLS