108 Chesson Hill Dr · Broussard, LA 70518

$260,000

4 bd · 2.0 ba · 1,836 sqft · SingleFamily · 150 Days on market

Good condition 7,840 sqft lot $142/sqft · at area comps Est $269k · at est. $500/mo HOA · 17% of rent

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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 +17.8/30.0
• ARV discount +8.9/15.0
• 1% rule +6.5/10.0
• DSCR +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 108 Chesson Hill Drive in Broussard! This well-maintained 4-bedroom, 2-bath home is tucked away at the end of a quiet dead-end street, offering privacy and minimal traffic. The open floor plan provides a spacious and functional layout, perfect for everyday living and entertaining. Enjoy peaceful pond views from the backyard, creating a relaxing setting to unwind. Additional parking spaces add convenience for guests or multiple vehicles. Located in a desirable Broussard area with easy access to local amenities, this home is a must-see.

Key facts

• Peaceful pond views
• 7,840 sq ft lot
• 2 garage spots

Tags

• QUIET DEAD-END STREET
• PEACEFUL POND VIEWS
• ADDITIONAL PARKING SPACES
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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) — zoned schools at 60% FRL track the district average.
• 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).
• This rent runs 34% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 150 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.15% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 7.2

CMA / ARV

• ARV (median comp): $268,546
• List price: $260,000
• Delta: -3.18%
• 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
107 Broussard Hill Dr	0.14mi	4/2.0	1,836 (0%)	5mo	$251,000	$137	90
112 Broussard Hill Dr	0.14mi	4/2.0	1,836 (0%)	9mo	$258,500	$141	86
109 Broussard Hill Dr	0.14mi	4/2.0	1,786 (-3%)	5mo	$248,000	$139	85
110 Broussard Hill Dr	0.14mi	4/2.0	1,874 (+2%)	8mo	$255,000	$136	84
519 Broussard Hill Dr	0.07mi	4/2.0	1,781 (-3%)	11mo	$250,500	$141	83
104 Broussard Hill Dr	0.14mi	4/2.0	1,786 (-3%)	8mo	$248,000	$139	83
106 Broussard Hill Dr	0.14mi	4/2.0	1,704 (-7%)	7mo	$244,000	$143	76
524 Broussard Hill Dr	0.07mi	3/2.0 (-1)	1,616 (-12%)	6mo	$240,000	$149	67
131 Broussard Hill Dr	0.13mi	4/3.0	2,087 (+14%)	1mo	$215,000	$103	66
108 Broussard Hill Dr	0.14mi	3/2.0 (-1)	1,616 (-12%)	9mo	$240,000	$149	61
103 Broussard Hill Dr	0.26mi	3/2.0 (-1)	1,613 (-12%)	6mo	$240,000	$149	57
113 Broussard Hill Dr	0.21mi	5/3.0 (+1)	2,087 (+14%)	5mo	$269,000	$129	54

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-28,165
• Equity at exit: $38,767

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,821
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,989 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$108
• HOA: −$500
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $215

Break-even live

Break-even rent $2,716

Max offer price $260,000

Occupancy floor 88%

Sensitivity live

Price	-10% $362	-5% $289	+0% $215	+5% $142	+10% $68
Rent	-10% $-21	-5% $97	+0% $215	+5% $333	+10% $451
Rate	-1.0pp $346	-0.5pp $281	base $215	+0.5pp $148	+1.0pp $79

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Broussard Hill Dr Broussard, LA	5.0	3.0	2087	$4,500	$2.16	45d	1	0.08mi
105 Harvest Hill Dr Broussard, LA	4.0	2.0	1706	$2,250	$1.32	15d	1	0.14mi
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	15d	27	0.58mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	15d	9	0.70mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	45d	1	1.39mi
711 E Main St #900 Broussard, LA	3.0	3.0	2276	$1,895	$0.83	23d	1	1.39mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 26 events

1. 2026-06-21
   days on market $260,000 Active 150 DOM
2. 2026-06-18
   days on market $260,000 Active 147 DOM
3. 2026-06-17
   days on market $260,000 Active 146 DOM
4. 2026-06-16
   days on market $260,000 Active 145 DOM
5. 2026-06-15
   days on market $260,000 Active 144 DOM
6. 2026-06-14
   days on market $260,000 Active 142 DOM
7. 2026-06-13
   days on market $260,000 Active 141 DOM
8. 2026-06-10
   days on market $260,000 Active 139 DOM
9. 2026-06-09
   days on market $260,000 Active 138 DOM
10. 2026-06-08
    days on market $260,000 Active 137 DOM
11. 2026-06-07
    days on market $260,000 Active 136 DOM
12. 2026-06-05
    days on market $260,000 Active 133 DOM
13. 2026-06-03
    days on market $260,000 Active 132 DOM
14. 2026-06-02
    days on market $260,000 Active 131 DOM
15. 2026-06-01
    days on market $260,000 Active 130 DOM
16. 2026-05-31
    days on market $260,000 Active 129 DOM
17. 2026-05-30
    days on market $260,000 Active 128 DOM
18. 2026-03-23
    price $260,000 551-char remark

    Show marketing remark (551 chars)

    Welcome to 108 Chesson Hill Drive in Broussard! This well-maintained 4-bedroom, 2-bath home is tucked away at the end of a quiet dead-end street, offering privacy and minimal traffic. The open floor plan provides a spacious and functional layout, perfect for everyday living and entertaining. Enjoy peaceful pond views from the backyard, creating a relaxing setting to unwind. Additional parking spaces add convenience for guests or multiple vehicles. Located in a desirable Broussard area with easy access to local amenities, this home is a must-see.

19. 2026-01-22
    listed $265,000 Active 551-char remark

    Show marketing remark (551 chars)

    Welcome to 108 Chesson Hill Drive in Broussard! This well-maintained 4-bedroom, 2-bath home is tucked away at the end of a quiet dead-end street, offering privacy and minimal traffic. The open floor plan provides a spacious and functional layout, perfect for everyday living and entertaining. Enjoy peaceful pond views from the backyard, creating a relaxing setting to unwind. Additional parking spaces add convenience for guests or multiple vehicles. Located in a desirable Broussard area with easy access to local amenities, this home is a must-see.

20. 2026-01-22
    historical $2,600

    Show marketing remark (551 chars)

    Welcome to 108 Chesson Hill Drive in Broussard! This well-maintained 4-bedroom, 2-bath home is tucked away at the end of a quiet dead-end street, offering privacy and minimal traffic. The open floor plan provides a spacious and functional layout, perfect for everyday living and entertaining. Enjoy peaceful pond views from the backyard, creating a relaxing setting to unwind. Additional parking spaces add convenience for guests or multiple vehicles. Located in a desirable Broussard area with easy access to local amenities, this home is a must-see.

21. 2025-07-29
    price $2,600
22. 2025-06-24
    listed $2,800
23. 2024-12-12
    listed $265,000 Active
24. 2023-12-18
    soldstatus $262,000 Sold
25. 2023-11-02
    status Pending
26. 2023-08-05
    listed $262,000 Active

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,867
• − Mortgage interest: −$14,564
• − Property taxes: −$2,091
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − HOA: −$6,000
• − Depreciation: −$7,564
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $2,916/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 · 6 photos

Good 80/100 None rehab

This well-maintained single-family home in Broussard offers a spacious and functional layout with modern amenities and a peaceful setting. It is ready for immediate occupancy and can be further enhanced with minor improvements to boost its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting exterior and interior — Fresh paint can improve curb appeal and interior aesthetics.
• Both Landscaping and curb appeal — Improves curb appeal and adds value.
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior and interior — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal — Improves curb appeal and adds value. ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-0.8% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $260,000 AcadianaMLS
• 2026-01-22 Listed $265,000 AcadianaMLS
• 2026-01-22 Rental Removed $2,600 RAAMLS
• 2025-07-29 Price Changed $2,600 RAAMLS
• 2025-06-24 Listed for Rent $2,800 RAAMLS
• 2024-12-12 Listed $265,000 AcadianaMLS
• 2023-12-18 Sold (MLS) $262,000 AcadianaMLS
• 2023-11-02 Pending — AcadianaMLS
• 2023-08-05 Listed $262,000 AcadianaMLS

Property tax history

+254.9%/yr

Latest (2025): $2,091 · -1.4% YoY. Source: county tax records.