108 Cranberry Dr · Broussard, LA 70518

$255,000

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 10 Days on market

Built 2007 0.25 ac lot Est $265k · at est.

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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 +15.0/30.0
• ARV discount +9.2/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

''Wonderful home in Sugar Trace South! Super open and split plan, this one is move in ready. Soft tones, with lots of natural light, the living room boasts wood floors, fireplace, and crown molding. The kitchen has pretty white cabinets with lots of cabinets, pantry, and island. Stainless appliances, kitchen sink overlooking window, plus the refrigerator stays! Cute breakfast area off of the kitchen with lots of light looking out to a big backyard. A large laundry room is off of the master bedroom. The master is perfect for that king bed and has a tray ceiling. The bathroom has double vanities, separate tub and shower. The walk in closet is an ample size with great storage. The other 2 bedrooms are separated by an updated bathroom. This baby won't last long.''

Key facts

• 0.25 acre lot
• 2 garage spots
• Listed 10 days

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Attached garage
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Wood fencing; Open patio/porch; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Microwave; Refrigerator; Tile counters
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Separate shower; Walk-in closets; Tile counters; Double pane windows; 1 fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $82 ($980/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 $211k (17.1% below list).
• Recommended offer: $211k (17.1% 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-, 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: 341 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y ago; this cycle's ask is 14067% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; 19% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,301 (17.1% 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. 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?
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: 0.83% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $265,221
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Still Waters Rd	0.30mi	3/2.0	1,608 (+4%)	1mo	$238,000	$148	79
114 Cypress Sunset Dr	0.21mi	3/3.0	1,716 (+11%)	4mo	$220,000	$128	65
410 Easy Rock Landing Dr	0.39mi	3/2.0	1,701 (+10%)	1mo	$321,000	$189	65
406 Deer Meadow Blvd	0.53mi	3/2.0	1,447 (-7%)	2mo	$247,000	$171	62
400 Old Cypress Dr	0.38mi	3/2.0	1,740 (+12%)	1mo	$294,000	$169	61
411 Spanish Moss Ln	0.36mi	3/2.0	1,720 (+11%)	9mo	$255,000	$148	57
504 Sugar Trace Dr	0.37mi	3/2.0	1,726 (+11%)	9mo	$269,500	$156	56
501 Birchview Dr	0.32mi	3/2.0	1,749 (+13%)	10mo	$317,000	$181	56
413 Misty Wind Dr	0.41mi	3/2.0	1,774 (+14%)	2mo	$325,000	$183	55
100 Alexander Palm Ave	0.61mi	3/2.0	1,704 (+10%)	8mo	$319,900	$188	48
219 Lexi Falls Ln	0.49mi	3/2.0	1,770 (+14%)	7mo	$275,000	$155	48
304 Alexander Palm Ave	0.71mi	3/2.0	1,704 (+10%)	5mo	$324,900	$191	46

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-36,196
• Equity at exit: $38,021

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-25,129
• Equity at exit: $22,048

Cash invested: $71,400 (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: 341
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $82

Break-even live

Break-even rent $2,010

Max offer price $255,000

Occupancy floor 91%

Sensitivity live

Price	-10% $226	-5% $154	+0% $82	+5% $9	+10% $-63
Rent	-10% $-85	-5% $-2	+0% $82	+5% $165	+10% $249
Rate	-1.0pp $210	-0.5pp $147	base $82	+0.5pp $16	+1.0pp $-52

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Bayou des Glaises Rd Broussard, LA	3.0	2.0	1710	$2,000	$1.17	23d	1	0.12mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	15d	1	0.26mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	23d	1	0.75mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	45d	1	0.86mi
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	23d	1	0.91mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	23d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $255,000 Coming Soon 10 DOM
2. 2026-06-17
   days on market $255,000 Coming Soon 9 DOM
3. 2026-06-16
   days on market $255,000 Coming Soon 8 DOM
4. 2026-06-15
   days on market $255,000 Coming Soon 7 DOM
5. 2026-06-14
   days on market $255,000 Coming Soon 5 DOM
6. 2026-06-13
   days on market $255,000 Coming Soon 4 DOM
7. 2026-06-10
   days on market $255,000 Coming Soon 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $255,000 Coming Soon 1 DOM

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,356
• − Mortgage interest: −$14,284
• − Property taxes: −$1,730
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$7,418
• Taxable loss: −$3,408
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $1,798/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

• Census place: Broussard, LA
• 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

+37.5% since first listed

14 events — show timeline

• 2026-06-08 Coming Soon $255,000 AcadianaMLS
• 2026-05-31 Rental Removed $1,800 TENANTTURNER2
• 2026-05-29 Listed for Rent $1,800 TENANTTURNER2
• 2023-06-12 Rental Removed — RENT.
• 2021-09-15 Sold (Public Records) $215,000 Public Records
• 2021-09-14 Sold (MLS) $215,000 AcadianaMLS
• 2021-07-23 Listed $214,999 AcadianaMLS
• 2019-06-28 Sold (MLS) $185,000 AcadianaMLS
• 2019-03-18 Listed $185,000 AcadianaMLS
• 2016-10-31 Listed $169,000 AcadianaMLS
• 2012-11-27 Sold (Public Records) — Public Records
• 2007-06-29 Sold (Public Records) — Public Records
• 2007-06-27 Sold (MLS) $182,000 AcadianaMLS
• 2007-04-10 Listed $185,500 AcadianaMLS

Property tax history

+6.2%/yr

Latest (2025): $1,730 · -1.4% YoY. Source: county tax records.