306 Burlington Ave · Broussard, LA 70518

$253,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 70 Days on market

Built 1987 10,018 sqft lot $141/sqft · at area comps Est $236k · 7% over

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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 +15.1/30.0
• DSCR +4.6/10.0
• ARV discount +4.3/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

Key facts

• Acadian-style home
• Large eat-in kitchen
• Walk-in closet

Tags

• ACADIAN-STYLE HOME
• LARGE EAT-IN KITCHEN
• GAS BURNING FIREPLACE
• WALK-IN CLOSET
• COVERED PATIO
• FULL PRIVACY WOODEN FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $209k (17.5% below list).
• Recommended offer: $209k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 340 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $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 70 days — a 6% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; list at $253k implies a 58% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,601 (17.5% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $236,308
• List price: $253,000
• Delta: 7.06%
• 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 Chattanooga Pl	0.09mi	3/2.0	1,722 (-4%)	3mo	$235,000	$136	87
713 Burlington Cir	0.16mi	3/2.0	1,625 (-9%)	2mo	$233,000	$143	75
120 Lake Ridge Dr	0.38mi	3/2.0	1,836 (+2%)	5mo	$251,000	$137	74
200 Bull Run Cir	0.13mi	3/2.0	1,594 (-11%)	6mo	$248,000	$156	70
127 Lake Ridge Dr	0.37mi	4/2.0 (+1)	1,836 (+2%)	6mo	$251,000	$137	68
124 Lake Ridge Dr	0.59mi	4/2.0 (+1)	1,786 (-0%)	6mo	$250,500	$140	62
107 Gettysburg Dr	0.31mi	3/3.0	1,655 (-8%)	9mo	$245,000	$148	61
136 Lake Ridge Dr	0.53mi	3/2.0	1,616 (-10%)	3mo	$249,000	$154	57
123 Lake Ridge Dr	0.59mi	4/2.0 (+1)	1,704 (-5%)	6mo	$247,000	$145	54
126 Lake Ridge Dr	0.57mi	4/2.0 (+1)	1,874 (+5%)	8mo	$259,500	$138	54
505 Pear Tree Cir	0.73mi	3/2.0	1,536 (-14%)	4mo	$239,900	$156	39
201 Pear Tree Cir	0.70mi	3/2.0	1,543 (-14%)	9mo	$259,900	$168	37

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-35,640
• Equity at exit: $37,723

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-24,367
• Equity at exit: $21,875

Cash invested: $70,840 (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: 340
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $85

Break-even live

Break-even rent $1,978

Max offer price $253,000

Occupancy floor 91%

Sensitivity live

Price	-10% $229	-5% $157	+0% $85	+5% $14	+10% $-58
Rent	-10% $-79	-5% $3	+0% $85	+5% $168	+10% $250
Rate	-1.0pp $213	-0.5pp $150	base $85	+0.5pp $20	+1.0pp $-47

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	14d	1	1.19mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	44d	1	1.26mi
711 E Main St #900 Broussard, LA	3.0	3.0	2276	$1,895	$0.83	22d	1	1.26mi
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	14d	27	1.36mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	14d	9	1.43mi

Listing history 16 events

1. 2026-05-13
   status Pending 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

2. 2026-04-17
   price $253,000 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

3. 2026-04-16
   status Active 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

4. 2026-02-07
   status Active 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

5. 2026-01-27
   status Pending 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

6. 2026-01-18
   price $239,900 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

7. 2025-12-17
   listed $245,000 Active 504-char remark

   Show marketing remark (504 chars)

   BACK ON THE MARKET WITH A BRAND NEW ROOF!!!! Meticulously maintained Acadian-style home with 1728 square feet of living area, 3 bedrooms, 2 baths, large eat-in kitchen, dining area, very large living room with gas burning fireplace, 2 spacious guest bedrooms, primary bedroom with large walk-in closet, with primary bathroom ensuite, double car carport with a 5 1/2' x 16' storage compartment. The backyard is very spacious and open to the covered patio and surrounded with a full privacy wooden fence.

8. 2013-01-31
   soldstatus $159,900
9. 2013-01-28
   soldstatus $159,900 581-char remark

   Show marketing remark (581 chars)

   This cute Acadian style house has been completely updated. The open floor plan includes a spacious kitchen with brand new appliances and a convenient breakfast bar. An adorable, cozy fireplace is the focal point of the living area. Wood laminate and ceramic tile cover the living room, kitchen and bathrooms. New carpet has been put in all bedrooms. Evenings can be enjoyed on the covered patio that opens to a large backyard secured with a privacy fence. A separate storage shed is nestled in the corner. This house is in a great family oriented neighborhood and is Move In Ready!

10. 2012-09-19
    listed $159,900 581-char remark

    Show marketing remark (581 chars)

    This cute Acadian style house has been completely updated. The open floor plan includes a spacious kitchen with brand new appliances and a convenient breakfast bar. An adorable, cozy fireplace is the focal point of the living area. Wood laminate and ceramic tile cover the living room, kitchen and bathrooms. New carpet has been put in all bedrooms. Evenings can be enjoyed on the covered patio that opens to a large backyard secured with a privacy fence. A separate storage shed is nestled in the corner. This house is in a great family oriented neighborhood and is Move In Ready!

11. 2012-06-01
    soldstatus $115,500
12. 2011-09-19
    listed $132,000
13. 2007-06-22
    listed $178,000
14. 2006-08-09
    listed $160,000
15. 2001-12-12
    soldstatus $118,500
16. 2001-09-19
    listed $119,900

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,564 · $130/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: $25,032
• − Mortgage interest: −$14,172
• − Property taxes: −$1,564
• − Insurance: −$1,265
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$7,360
• Taxable loss: −$3,334
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $1,825/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

+111.0% since first listed

16 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-04-17 Price Changed $253,000 AcadianaMLS
• 2026-04-16 Relisted — AcadianaMLS
• 2026-02-07 Relisted — AcadianaMLS
• 2026-01-27 Pending — AcadianaMLS
• 2026-01-18 Price Changed $239,900 AcadianaMLS
• 2025-12-17 Listed $245,000 AcadianaMLS
• 2013-01-31 Sold (Public Records) $159,900 Public Records
• 2013-01-28 Sold (MLS) $159,900 AcadianaMLS
• 2012-09-19 Listed $159,900 AcadianaMLS
• 2012-06-01 Sold (MLS) $115,500 AcadianaMLS
• 2011-09-19 Listed $132,000 AcadianaMLS
• 2007-06-22 Listed $178,000 AcadianaMLS
• 2006-08-09 Listed $160,000 AcadianaMLS
• 2001-12-12 Sold (MLS) $118,500 AcadianaMLS
• 2001-09-19 Listed $119,900 AcadianaMLS

Property tax history

+6.6%/yr

Latest (2025): $1,564 · -1.3% YoY. Source: county tax records.