134 Raven Cliff Ln · Broussard, LA 70518

$290,000

3 bd · 2.0 ba · 1,741 sqft · SingleFamily public records · 258 Days on market

Built 2016 0.50 ac lot $167/sqft · 7% below area Est $316k · 8% under $42/mo HOA · 2% 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).

• ARV discount +11.2/15.0
• Cash flow +11.1/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Lexi Falls subdivision in Broussard, this home offers modern comfort and style. The kitchen boasts a spacious granite island, stainless steel appliances, and plenty of room for gathering. The primary suite features a beautifully updated bathroom with a brand-new walk-in shower and built-in bench, dual granite vanities, and a large walk-in closet. Step outside to enjoy the newly extended patio, perfect for entertaining or relaxing in your private backyard. Plus, the home is conveniently located right next to the neighborhood park, adding even more space to play and unwind.Enjoy uninterrupted comfort with a 4-year-old whole home generator that powers the entire house during outages. Home has just been professionally treated with preventative termite protection.**Seller willing to negotiate ****Seller to provide $2,000 credit at closing for buyer to convert shower to bathtub.****

Key facts

• Granite island
• Walk-in shower
• Built-in bench

Tags

• GRANITE ISLAND
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• WALK-IN SHOWER
• BUILT-IN BENCH
• DUAL GRANITE VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (25.6% below list).
• Recommended offer: $216k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Broussard — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 339 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9k 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 258 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,794 (25.6% 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 258 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $316,048
• List price: $290,000
• Delta: -8.24%
• 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
117 Lotus St	0.66mi	3/2.0	1,779 (+2%)	3mo	$275,825	$155	63
114 Star Ln	0.69mi	3/2.0	1,779 (+2%)	2mo	$274,015	$154	63
103 Still Waters Rd	0.58mi	3/2.0	1,608 (-8%)	1mo	$238,000	$148	59
109 Lotus St	0.69mi	3/2.0	1,660 (-5%)	1mo	$259,578	$156	59
103 Lotus St	0.71mi	3/2.0	1,660 (-5%)	2mo	$262,894	$158	58
115 Lotus St	0.67mi	3/2.0	1,858 (+7%)	2mo	$274,590	$148	56
110 Star Ln	0.70mi	3/2.0	1,858 (+7%)	0mo	$280,911	$151	56
903 Summer St	0.63mi	3/2.0	1,925 (+11%)	1mo	$285,157	$148	52
301 Brianna Ln	0.73mi	3/2.0	1,856 (+7%)	3mo	$300,000	$162	52
116 Star Ln	0.68mi	4/2.5 (+1)	1,851 (+6%)	2mo	$277,898	$150	49
123 Star Ln	0.66mi	3/2.0	1,536 (-12%)	1mo	$255,920	$167	49
106 Star Ln	0.71mi	4/2.5 (+1)	1,851 (+6%)	1mo	$276,100	$149	48

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-54,526
• Equity at exit: $43,240

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-57,401
• Equity at exit: $25,074

Cash invested: $81,200 (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: 339
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$121
• HOA: −$42
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-117

Break-even live

Break-even rent $2,306

Max offer price $269,325

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-35	+0% $-117	+5% $-199	+10% $-281
Rent	-10% $-288	-5% $-202	+0% $-117	+5% $-32	+10% $53
Rate	-1.0pp $29	-0.5pp $-43	base $-117	+0.5pp $-192	+1.0pp $-269

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: $72,500
• Closing costs: $8,700
• 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	22d	1	0.47mi
102 GILDED Ln Broussard, LA	3.0	2.0	1660	$2,200	$1.33	22d	1	0.64mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	22d	1	0.67mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	14d	1	0.67mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	44d	1	0.95mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	22d	1	1.28mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 23 events

1. 2026-06-18
   days on market $290,000 Active 258 DOM
2. 2026-06-17
   days on market $290,000 Active 257 DOM
3. 2026-06-16
   days on market $290,000 Active 256 DOM
4. 2026-06-15
   days on market $290,000 Active 255 DOM
5. 2026-06-14
   days on market $290,000 Active 253 DOM
6. 2026-06-13
   days on market $290,000 Active 252 DOM
7. 2026-06-10
   days on market $290,000 Active 250 DOM
8. 2026-06-09
   days on market $290,000 Active 249 DOM
9. 2026-06-08
   days on market $290,000 Active 248 DOM
10. 2026-06-07
    days on market $290,000 Active 247 DOM
11. 2026-06-05
    days on market $290,000 Active 244 DOM
12. 2026-06-03
    days on market $290,000 Active 243 DOM
13. 2026-06-02
    days on market $290,000 Active 242 DOM
14. 2026-06-01
    days on market $290,000 Active 241 DOM
15. 2026-05-31
    days on market $290,000 Active 240 DOM
16. 2026-05-30
    days on market $290,000 Active 239 DOM
17. 2026-04-01
    price $290,000 924-char remark

    Show marketing remark (924 chars)

    Located in the highly sought-after Lexi Falls subdivision in Broussard, this home offers modern comfort and style. The kitchen boasts a spacious granite island, stainless steel appliances, and plenty of room for gathering. The primary suite features a beautifully updated bathroom with a brand-new walk-in shower and built-in bench, dual granite vanities, and a large walk-in closet. Step outside to enjoy the newly extended patio, perfect for entertaining or relaxing in your private backyard. Plus, the home is conveniently located right next to the neighborhood park, adding even more space to play and unwind.Enjoy uninterrupted comfort with a 4-year-old whole home generator that powers the entire house during outages. Home has just been professionally treated with preventative termite protection.**Seller willing to negotiate ****Seller to provide $2,000 credit at closing for buyer to convert shower to bathtub.****

18. 2026-01-16
    price $295,000 924-char remark

    Show marketing remark (924 chars)

    Located in the highly sought-after Lexi Falls subdivision in Broussard, this home offers modern comfort and style. The kitchen boasts a spacious granite island, stainless steel appliances, and plenty of room for gathering. The primary suite features a beautifully updated bathroom with a brand-new walk-in shower and built-in bench, dual granite vanities, and a large walk-in closet. Step outside to enjoy the newly extended patio, perfect for entertaining or relaxing in your private backyard. Plus, the home is conveniently located right next to the neighborhood park, adding even more space to play and unwind.Enjoy uninterrupted comfort with a 4-year-old whole home generator that powers the entire house during outages. Home has just been professionally treated with preventative termite protection.**Seller willing to negotiate ****Seller to provide $2,000 credit at closing for buyer to convert shower to bathtub.****

19. 2025-12-18
    price $300,000 924-char remark

    Show marketing remark (924 chars)

    Located in the highly sought-after Lexi Falls subdivision in Broussard, this home offers modern comfort and style. The kitchen boasts a spacious granite island, stainless steel appliances, and plenty of room for gathering. The primary suite features a beautifully updated bathroom with a brand-new walk-in shower and built-in bench, dual granite vanities, and a large walk-in closet. Step outside to enjoy the newly extended patio, perfect for entertaining or relaxing in your private backyard. Plus, the home is conveniently located right next to the neighborhood park, adding even more space to play and unwind.Enjoy uninterrupted comfort with a 4-year-old whole home generator that powers the entire house during outages. Home has just been professionally treated with preventative termite protection.**Seller willing to negotiate ****Seller to provide $2,000 credit at closing for buyer to convert shower to bathtub.****

20. 2025-11-21
    price $310,000 924-char remark

    Show marketing remark (924 chars)

    Located in the highly sought-after Lexi Falls subdivision in Broussard, this home offers modern comfort and style. The kitchen boasts a spacious granite island, stainless steel appliances, and plenty of room for gathering. The primary suite features a beautifully updated bathroom with a brand-new walk-in shower and built-in bench, dual granite vanities, and a large walk-in closet. Step outside to enjoy the newly extended patio, perfect for entertaining or relaxing in your private backyard. Plus, the home is conveniently located right next to the neighborhood park, adding even more space to play and unwind.Enjoy uninterrupted comfort with a 4-year-old whole home generator that powers the entire house during outages. Home has just been professionally treated with preventative termite protection.**Seller willing to negotiate ****Seller to provide $2,000 credit at closing for buyer to convert shower to bathtub.****

21. 2025-10-03
    listed $315,000 Active 924-char remark

    Show marketing remark (924 chars)

    Located in the highly sought-after Lexi Falls subdivision in Broussard, this home offers modern comfort and style. The kitchen boasts a spacious granite island, stainless steel appliances, and plenty of room for gathering. The primary suite features a beautifully updated bathroom with a brand-new walk-in shower and built-in bench, dual granite vanities, and a large walk-in closet. Step outside to enjoy the newly extended patio, perfect for entertaining or relaxing in your private backyard. Plus, the home is conveniently located right next to the neighborhood park, adding even more space to play and unwind.Enjoy uninterrupted comfort with a 4-year-old whole home generator that powers the entire house during outages. Home has just been professionally treated with preventative termite protection.**Seller willing to negotiate ****Seller to provide $2,000 credit at closing for buyer to convert shower to bathtub.****

22. 2021-08-23
    soldstatus $259,000 339-char remark

    Show marketing remark (339 chars)

    This beautiful home is located in Lexi Falls Subdivision. In this split floor plan home, you will find granite countertops, stainless appliances, including microwave and fridge, a large island, and a built-in desk area. The master bath features a large garden tub, double vanity with granite, a large walk-in closet, and a separate shower.

23. 2021-07-07
    listed $259,000 339-char remark

    Show marketing remark (339 chars)

    This beautiful home is located in Lexi Falls Subdivision. In this split floor plan home, you will find granite countertops, stainless appliances, including microwave and fridge, a large island, and a built-in desk area. The master bath features a large garden tub, double vanity with granite, a large walk-in closet, and a separate shower.

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 · 21 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: $25,895
• − Mortgage interest: −$16,245
• − Property taxes: −$1,658
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$504
• − Depreciation: −$8,436
• Taxable loss: −$6,541
• Est. tax savings @ 24.0%: +$1,570
• After-tax cash flow: $165/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

+12.0% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $290,000 AcadianaMLS
• 2026-01-16 Price Changed $295,000 AcadianaMLS
• 2025-12-18 Price Changed $300,000 AcadianaMLS
• 2025-11-21 Price Changed $310,000 AcadianaMLS
• 2025-10-03 Listed $315,000 AcadianaMLS
• 2021-08-23 Sold (MLS) $259,000 AcadianaMLS
• 2021-07-07 Listed $259,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $1,658 · -1.4% YoY. Source: county tax records.