860 Landry St · Breaux Bridge, LA 70517

$55,000

3 bd · 1.0 ba · 922 sqft · Other public records · 161 Days on market

Built 1955 5,662 sqft lot $60/sqft · 46% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming fixer-upper opportunity in the heart of Breaux Bridge! This 3 bedroom, 1 bath single-family home features 1,042 sq ft of living space and solid bones, perfect for renovation or investment. Bring your vision and updates to unlock this property's potential. Located in flood zone X, roof and HVAC are only 5 years old.

Key facts

• Solid bones
• Roof and hvac
• Flood zone x

Tags

• FIXER-UPPER OPPORTUNITY
• SOLID BONES
• FLOOD ZONE X
• ROOF AND HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.25% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.38%
• DSCR: 3.24
• GRM: 3.7

CMA / ARV

• ARV (median comp): $114,406
• List price: $55,000
• Delta: -51.93%
• 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: 48.1%
• Equity multiple: 3.09×
• Total profit: $32,255
• Equity at exit: $8,201

10-year hold

• IRR: 53.7%
• Equity multiple: 6.26×
• Total profit: $81,065
• Equity at exit: $4,755

Cash invested: $15,400 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $647

Break-even live

Break-even rent $420

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $55,000 Active 161 DOM
2. 2026-06-17
   days on market $55,000 Active 160 DOM
3. 2026-06-16
   days on market $55,000 Active 159 DOM
4. 2026-06-15
   days on market $55,000 Active 158 DOM
5. 2026-06-14
   days on market $55,000 Active 156 DOM
6. 2026-06-13
   days on market $55,000 Active 155 DOM
7. 2026-06-10
   days on market $55,000 Active 153 DOM
8. 2026-06-09
   days on market $55,000 Active 152 DOM
9. 2026-06-08
   days on market $55,000 Active 151 DOM
10. 2026-06-07
    days on market $55,000 Active 150 DOM
11. 2026-06-05
    days on market $55,000 Active 147 DOM
12. 2026-06-02
    days on market $55,000 Active 145 DOM
13. 2026-06-01
    days on market $55,000 Active 144 DOM
14. 2026-05-31
    days on market $55,000 Active 143 DOM
15. 2026-05-30
    days on market $55,000 Active 142 DOM
16. 2026-03-19
    price $55,000 325-char remark

    Show marketing remark (325 chars)

    Charming fixer-upper opportunity in the heart of Breaux Bridge! This 3 bedroom, 1 bath single-family home features 1,042 sq ft of living space and solid bones, perfect for renovation or investment. Bring your vision and updates to unlock this property's potential. Located in flood zone X, roof and HVAC are only 5 years old.

17. 2026-01-08
    listed $59,000 Active 325-char remark

    Show marketing remark (325 chars)

    Charming fixer-upper opportunity in the heart of Breaux Bridge! This 3 bedroom, 1 bath single-family home features 1,042 sq ft of living space and solid bones, perfect for renovation or investment. Bring your vision and updates to unlock this property's potential. Located in flood zone X, roof and HVAC are only 5 years old.

18. 2016-02-19
    soldstatus $25,000 51-char remark

    Show marketing remark (51 chars)

    Great investment property or first time home buyer.

19. 2015-07-09
    listed $38,000 51-char remark

    Show marketing remark (51 chars)

    Great investment property or first time home buyer.

20. 2005-03-01
    listed $59,000
21. 2001-11-27
    soldstatus $26,000
22. 2001-10-05
    listed $26,900
23. 2001-04-20
    listed $33,900
24. 1989-12-01
    soldstatus

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$58/yr (+$5/mo · 23.9%)

ⓘ 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 9/10 Extreme 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: $14,859
• − Mortgage interest: −$3,081
• − Property taxes: −$244
• − Insurance: −$275
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,600
• Taxable income: $7,282
• Est. tax owed @ 24.0%: −$1,748
• After-tax cash flow: $6,011/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

+62.2% since first listed

9 events — show timeline

• 2026-03-19 Price Changed $55,000 AcadianaMLS
• 2026-01-08 Listed $59,000 AcadianaMLS
• 2016-02-19 Sold (MLS) $25,000 AcadianaMLS
• 2015-07-09 Listed $38,000 AcadianaMLS
• 2005-03-01 Listed $59,000 AcadianaMLS
• 2001-11-27 Sold (MLS) $26,000 AcadianaMLS
• 2001-10-05 Listed $26,900 AcadianaMLS
• 2001-04-20 Listed $33,900 AcadianaMLS
• 1989-12-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $244 · -0.6% YoY. Source: county tax records.