Landry Plan · Broussard, LA 70518

$297,500

5 bd · 3.0 ba · 2,087 sqft · SingleFamily · 460 Days on market

Excellent condition

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Landry, a new home floorplan at Cypress Falls in Broussard, Louisiana. The Landry is a 5-bedroom 3-bathroom plan with a 2-car garage and open layout across 2,087 square feet. Does coffee on the porch in the morning or wine in evening sound appealing to you? Meet the Landry! Our most spacious plan in Ridgeland. Walking in you will be greeted with bedrooms 1 and 2 and bathroom 1, further past the entry way is the open concept dining area, kitchen and living area. Adjacent to the living room is bedrooms 3 and 4 and bathroom 2. Each bedroom has hardwood floors and each bathroom features Quartz countertops. Further down the split floor plan you will enter the tucked away for privacy, primary bedroom which includes ensuite bathroom with double vanity, separate tub and shower and large walk-in closet. The kitchen features a stainless-steel gas range, microwave, and dishwasher, 3cm Quartz countertops, subway tile backsplash, shaker style cabinetry, walk-in pantry, and a center island, perfect for extra seating and snack time. In addition, each Landry plan is topped off with charming brick and hardie exteriors with accent colors to coordinate, a tankless gas water heater, energy efficient features, a fully sodded yard and is equipped with our Smart Home Technology package that make everyday life easier. This floor plan is sure to wow you with all its amenities and upgrades, modern floorplans and ideal location! Contact us or stop by Cypress Falls in Broussard, Louisia

Key facts

• Double vanity
• Quartz countertops
• Walk-in closet

Tags

• OPEN LAYOUT
• HARDWOOD FLOORS
• QUARTZ COUNTERTOPS
• ENSUITE BATHROOM
• DOUBLE VANITY
• WALK-IN CLOSET

🏗️ New construction. The $297,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,615.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $298k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $528 ($6k/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 $296k (0.6% below list).
• Recommended offer: $262k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 33% 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 460 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 460 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $261,615
• List price: $297,500
• Delta: 13.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Broussard Hill Dr	0.54mi	4/3.0 (-1)	2,087 (0%)	1mo	$215,000	$103	69
113 Broussard Hill Dr	0.61mi	5/3.0	2,087 (0%)	5mo	$269,000	$129	68
110 Broussard Hill Dr	0.40mi	4/2.0 (-1)	1,874 (-10%)	8mo	$255,000	$136	49
107 Broussard Hill Dr	0.40mi	4/2.0 (-1)	1,836 (-12%)	5mo	$251,000	$137	48
112 Broussard Hill Dr	0.40mi	4/2.0 (-1)	1,836 (-12%)	9mo	$258,500	$141	45
109 Broussard Hill Dr	0.40mi	4/2.0 (-1)	1,786 (-14%)	5mo	$248,000	$139	44
104 Broussard Hill Dr	0.40mi	4/2.0 (-1)	1,786 (-14%)	8mo	$248,000	$139	42
516 Broussard Hill Dr	0.49mi	4/2.0 (-1)	1,874 (-10%)	13mo	$261,000	$139	40
525 Broussard Hill Dr	0.49mi	4/2.0 (-1)	1,847 (-12%)	13mo	$266,000	$144	38
114 Broussard Hill Dr	0.43mi	4/2.0 (-1)	1,786 (-14%)	11mo	$263,500	$148	38
517 Broussard Hill Dr	0.49mi	4/2.0 (-1)	1,836 (-12%)	13mo	$253,500	$138	37
519 Broussard Hill Dr	0.49mi	4/2.0 (-1)	1,781 (-15%)	11mo	$250,500	$141	35

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-8,729
• Equity at exit: $39,008

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $35,871
• Equity at exit: $22,620

Cash invested: $73,252 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,957 medium
• Mortgage (P&I): −$1,372
• Tax est. 1.5%: −$327 /mo · $3,924/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $528

Break-even live

Break-even rent $2,289

Max offer price $261,615

Occupancy floor 77%

Sensitivity live

Price	-10% $709	-5% $618	+0% $528	+5% $437	+10% $347
Rent	-10% $294	-5% $411	+0% $528	+5% $645	+10% $761
Rate	-1.0pp $660	-0.5pp $594	base $528	+0.5pp $460	+1.0pp $391

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: $65,404
• Closing costs: $7,848
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Harvest Hill Dr Broussard, LA	4.0	2.0	1706	$2,250	$1.32	15d	1	0.40mi
407 Broussard Hill Dr Broussard, LA	5.0	3.0	2087	$4,500	$2.16	45d	1	0.54mi

Listing history 19 events

1. 2026-06-21
   days on market $297,500 Active 460 DOM
2. 2026-06-18
   days on market $297,500 Active 457 DOM
3. 2026-06-17
   days on market $297,500 Active 456 DOM
4. 2026-06-16
   days on market $297,500 Active 455 DOM
5. 2026-06-15
   days on market $297,500 Active 454 DOM
6. 2026-06-14
   days on market $297,500 Active 452 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on market $297,500 Active 451 DOM
9. 2026-06-10
   days on market $297,500 Active 449 DOM
10. 2026-06-09
    days on market $297,500 Active 448 DOM
11. 2026-06-08
    days on market $297,500 Active 447 DOM
12. 2026-06-07
    days on market $297,500 Active 446 DOM
13. 2026-06-05
    days on market $297,500 Active 443 DOM
14. 2026-06-03
    days on market $297,500 Active 442 DOM
15. 2026-06-02
    days on market $297,500 Active 441 DOM
16. 2026-06-01
    days on market $297,500 Active 440 DOM
17. 2026-05-31
    days on market $297,500 Active 439 DOM
18. 2026-05-30
    days on market $297,500 Active 438 DOM
19. 2025-03-18
    listed $297,500 Active 1497-char remark

    Show marketing remark (1497 chars)

    Explore the Landry, a new home floorplan at Cypress Falls in Broussard, Louisiana. The Landry is a 5-bedroom 3-bathroom plan with a 2-car garage and open layout across 2,087 square feet. Does coffee on the porch in the morning or wine in evening sound appealing to you? Meet the Landry! Our most spacious plan in Ridgeland. Walking in you will be greeted with bedrooms 1 and 2 and bathroom 1, further past the entry way is the open concept dining area, kitchen and living area. Adjacent to the living room is bedrooms 3 and 4 and bathroom 2. Each bedroom has hardwood floors and each bathroom features Quartz countertops. Further down the split floor plan you will enter the tucked away for privacy, primary bedroom which includes ensuite bathroom with double vanity, separate tub and shower and large walk-in closet. The kitchen features a stainless-steel gas range, microwave, and dishwasher, 3cm Quartz countertops, subway tile backsplash, shaker style cabinetry, walk-in pantry, and a center island, perfect for extra seating and snack time. In addition, each Landry plan is topped off with charming brick and hardie exteriors with accent colors to coordinate, a tankless gas water heater, energy efficient features, a fully sodded yard and is equipped with our Smart Home Technology package that make everyday life easier. This floor plan is sure to wow you with all its amenities and upgrades, modern floorplans and ideal location! Contact us or stop by Cypress Falls in Broussard, Louisia

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

Taxation est. · year 1

• Rental income: $35,481
• − Mortgage interest: −$14,654
• − Property taxes: −$3,924
• − Insurance: −$1,308
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − Depreciation: −$7,611
• Taxable income: $2,306
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $5,781/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 · 12 photos

Excellent 100/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Resale Upgrading the kitchen appliances — Upgrading to high-end appliances can increase the home's resale value.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract tech-savvy renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Upgrading to high-end appliances can increase the home's resale value. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract tech-savvy renters. ↑

ⓘ 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

1 event — show timeline

• 2025-03-18 Listed $297,500 Zillow