300 Avenue B Unit D · Broussard, LA 70518

$240,000

3 bd · 2.0 ba · 1,490 sqft · MultiFamily · 11 Days on market

Built 2024 Excellent condition 3,049 sqft lot $161/sqft · 22% above area Est $197k · 22% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Curb appeal meets low-maintenance luxury in the heart of Broussard! This like-new townhouse pairs exceptional curb appeal with a well-thought out layout that gives you all the benefits of an attached home without sacrificing privacy. Soon to be tenant occupied, this townhouse is perfect for investors seeking an immediate income stream or buyers looking to secure a future home in a booming location. The kitchen features quartz countertops, stainless steel appliances, a pantry, and an island with seating. It flows directly into a spacious living room where large windows flood the home with natural light and look out over the private outdoor space. The dining room connects seamlessly nearby bu

Key facts

• Quartz countertops
• Private patio
• Low maintenance

Tags

• LOW MAINTENANCE
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE OUTDOOR SPACE
• FULLY FENCED BACKYARD
• PRIVATE PATIO

Property features AI

Exterior

• Parking: Attached garage (1 covered space); Total 1 parking space
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single-family residence / Townhouse; Paved road frontage
• Construction: HardiPlank siding; Frame construction; Composition roof
• Exterior features: Open patio/porch; Lighting; Full wood privacy fence

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range/stove; Kitchen island; Granite counters
• Flooring: Tile; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Walk-in closets; Granite counters; Double-pane windows; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $240k).
• Cap rate 18.5% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% 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 52% FRL track the district average.
• Market conditions: 340 active listings in the ZIP; 10 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).
• At $5,188/mo this rent would consume 58% of the median local household income ($107k/yr) (locally 117% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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.

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 $240,000

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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.16% ✓
• Cap rate: 18.49%
• Cash-on-cash: 43.57%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (median comp): $197,039
• List price: $240,000
• Delta: 21.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 S Washington St	0.39mi	3/2.0	1,340 (-10%)	3mo	$110,000	$82	63

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: 40.5%
• Equity multiple: 2.73×
• Total profit: $116,589
• Equity at exit: $35,785

10-year hold

• IRR: 46.8%
• Equity multiple: 5.49×
• Total profit: $301,945
• Equity at exit: $20,751

Cash invested: $67,200 (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: 340
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $5,188 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $2,440

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 48%

Sensitivity live

Price	-10% $2,606	-5% $2,523	+0% $2,440	+5% $2,357	+10% $2,274
Rent	-10% $2,030	-5% $2,235	+0% $2,440	+5% $2,645	+10% $2,850
Rate	-1.0pp $2,561	-0.5pp $2,501	base $2,440	+0.5pp $2,378	+1.0pp $2,314

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,188
Total (4 units)			$5,188

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 E Main St Broussard, LA	2.0	1.0	958	$875	$0.91	45d	1	0.37mi
508 E Main St Ste E Broussard, LA	2.0	2.0	900	$1,395	$1.55	22d	1	0.40mi
101 Barnes LN Broussard, LA	1.0–2.0	2.0	875	$1,649	$1.88	14d	11	0.46mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	45d	1	0.50mi
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	45d	1	0.69mi
125 Ridgeview Dr Broussard, LA	1.0–2.0	1.0	769	$825	$1.07	14d	4	0.80mi
106 Padre Dr Broussard, LA	3.0	2.0	1180	$1,500	$1.27	22d	1	0.81mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	22d	1	0.95mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	14d	9	1.45mi
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	14d	27	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $240,000 Active 11 DOM
2. 2026-06-18
   days on market $240,000 Active 8 DOM
3. 2026-06-17
   days on market $240,000 Active 7 DOM
4. 2026-06-16
   days on market $240,000 Active 6 DOM
5. 2026-06-15
   days on market $240,000 Active 5 DOM
6. 2026-06-14
   days on market $240,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on marketlisting id $240,000 Active 2 DOM
9. 2026-06-01
   days on market $240,000 Active 488 DOM
10. 2026-05-31
    days on market $240,000 Active 487 DOM
11. 2026-05-30
    days on market $240,000 Active 486 DOM
12. 2026-02-04
    status Active 664-char remark
13. 2026-01-27
    status Pending 664-char remark
14. 2025-12-10
    price $240,000 664-char remark
15. 2025-07-22
    status Active 664-char remark
16. 2025-05-23
    historical $2,000
17. 2025-05-08
    listed $2,000
18. 2025-03-31
    price $245,000 664-char remark
19. 2025-01-20
    listed $250,000 Active 664-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,256
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$4,980
• − Management: −$4,980
• − Depreciation: −$6,982
• Taxable income: $27,069
• Est. tax owed @ 24.0%: −$6,497
• After-tax cash flow: $22,783/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

Excellent 95/100 None rehab

This newly constructed townhome is in excellent condition with no visible repairs needed. It offers a great opportunity for investors looking to maximize both resale and rental value through minor updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting
• Both Kitchen and bathroom updates — Modernizing these spaces can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase both resale and rental value ↑

ⓘ 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

-4.0% since first listed

9 events — show timeline

• 2026-06-10 Listed $240,000 AcadianaMLS
• 2026-02-04 Relisted — AcadianaMLS
• 2026-01-27 Pending — AcadianaMLS
• 2025-12-10 Price Changed $240,000 AcadianaMLS
• 2025-07-22 Relisted — AcadianaMLS
• 2025-05-23 Rental Removed $2,000 RAAMLS
• 2025-05-08 Listed for Rent $2,000 RAAMLS
• 2025-03-31 Price Changed $245,000 AcadianaMLS
• 2025-01-20 Listed $250,000 AcadianaMLS