1065 Vermilion St · Breaux Bridge, LA 70517

$110,000

3 bd · 3.0 ba · 1,594 sqft · Other public records · 262 Days on market

Built 1974 0.32 ac lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

$2,500 in Closing Cost Assistance.Butte La Rose BeautyIf you've been dreaming of a place where hunting, fishing, and country living come together, this is it. Tucked away in the quiet Atchafalaya Acres community, this fully furnished home sits right on the water, where you can launch your boat in less than five minutes from multiple nearby docks. Spend the morning in your deer stand or duck blind, then come home to relax on the wraparound screened porch- NO mosquitoes, just peace and quiet. With neighbors you may only see once a month, you'll feel like you have the outdoors all to yourself, yet you're only ten minutes from I-10 and minutes from all the necessities, including a local grocery store that stocks everything from steaks to pizza.Inside, the home offers three, potentially four, bedrooms and three full baths, along with fresh paint and new floors on the first level. The shaded backyard is perfect for winding down after a day in the woods or on the water, complete with a fire pit and a deck that overlooks the bayou. Zoned for Cecilia Schools and on public water (no well to worry about), this property blends the best of affordability, convenience, and country living.

Key facts

• Shaded backyard
• Deck overlooks bayou
• Fire pit

Tags

• WRAPAROUND SCREENED PORCH
• SHADED BACKYARD
• FIRE PIT
• DECK OVERLOOKS BAYOU
• ZONED FOR CECILIA SCHOOLS
• PUBLIC WATER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.7% 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-403
• Equity at exit: $16,401

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $22,265
• Equity at exit: $9,511

Cash invested: $30,800 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $273

Break-even live

Break-even rent $1,055

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $335	-5% $304	+0% $273	+5% $241	+10% $210
Rent	-10% $162	-5% $217	+0% $273	+5% $328	+10% $383
Rate	-1.0pp $328	-0.5pp $300	base $273	+0.5pp $244	+1.0pp $215

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $110,000 Active 262 DOM
2. 2026-06-18
   days on market $110,000 Active 259 DOM
3. 2026-06-17
   days on market $110,000 Active 258 DOM
4. 2026-06-16
   days on market $110,000 Active 257 DOM
5. 2026-06-15
   days on market $110,000 Active 256 DOM
6. 2026-06-14
   days on market $110,000 Active 254 DOM
7. 2026-06-13
   pricedays on market $110,000 Active 253 DOM
8. 2026-06-10
   days on market $115,000 Active 251 DOM
9. 2026-06-09
   days on market $115,000 Active 250 DOM
10. 2026-06-08
    days on market $115,000 Active 249 DOM
11. 2026-06-07
    days on market $115,000 Active 248 DOM
12. 2026-06-05
    days on market $115,000 Active 245 DOM
13. 2026-06-02
    days on market $115,000 Active 243 DOM
14. 2026-06-01
    days on market $115,000 Active 242 DOM
15. 2026-05-31
    days on market $115,000 Active 241 DOM
16. 2026-05-30
    days on market $115,000 Active 240 DOM
17. 2026-04-01
    price $115,000 1192-char remark

    Show marketing remark (1192 chars)

    $2,500 in Closing Cost Assistance.Butte La Rose BeautyIf you've been dreaming of a place where hunting, fishing, and country living come together, this is it. Tucked away in the quiet Atchafalaya Acres community, this fully furnished home sits right on the water, where you can launch your boat in less than five minutes from multiple nearby docks. Spend the morning in your deer stand or duck blind, then come home to relax on the wraparound screened porch- NO mosquitoes, just peace and quiet. With neighbors you may only see once a month, you'll feel like you have the outdoors all to yourself, yet you're only ten minutes from I-10 and minutes from all the necessities, including a local grocery store that stocks everything from steaks to pizza.Inside, the home offers three, potentially four, bedrooms and three full baths, along with fresh paint and new floors on the first level. The shaded backyard is perfect for winding down after a day in the woods or on the water, complete with a fire pit and a deck that overlooks the bayou. Zoned for Cecilia Schools and on public water (no well to worry about), this property blends the best of affordability, convenience, and country living.

18. 2026-03-03
    price $125,000 1192-char remark

    Show marketing remark (1192 chars)

    $2,500 in Closing Cost Assistance.Butte La Rose BeautyIf you've been dreaming of a place where hunting, fishing, and country living come together, this is it. Tucked away in the quiet Atchafalaya Acres community, this fully furnished home sits right on the water, where you can launch your boat in less than five minutes from multiple nearby docks. Spend the morning in your deer stand or duck blind, then come home to relax on the wraparound screened porch- NO mosquitoes, just peace and quiet. With neighbors you may only see once a month, you'll feel like you have the outdoors all to yourself, yet you're only ten minutes from I-10 and minutes from all the necessities, including a local grocery store that stocks everything from steaks to pizza.Inside, the home offers three, potentially four, bedrooms and three full baths, along with fresh paint and new floors on the first level. The shaded backyard is perfect for winding down after a day in the woods or on the water, complete with a fire pit and a deck that overlooks the bayou. Zoned for Cecilia Schools and on public water (no well to worry about), this property blends the best of affordability, convenience, and country living.

19. 2025-12-04
    price $133,000 1192-char remark

    Show marketing remark (1192 chars)

    $2,500 in Closing Cost Assistance.Butte La Rose BeautyIf you've been dreaming of a place where hunting, fishing, and country living come together, this is it. Tucked away in the quiet Atchafalaya Acres community, this fully furnished home sits right on the water, where you can launch your boat in less than five minutes from multiple nearby docks. Spend the morning in your deer stand or duck blind, then come home to relax on the wraparound screened porch- NO mosquitoes, just peace and quiet. With neighbors you may only see once a month, you'll feel like you have the outdoors all to yourself, yet you're only ten minutes from I-10 and minutes from all the necessities, including a local grocery store that stocks everything from steaks to pizza.Inside, the home offers three, potentially four, bedrooms and three full baths, along with fresh paint and new floors on the first level. The shaded backyard is perfect for winding down after a day in the woods or on the water, complete with a fire pit and a deck that overlooks the bayou. Zoned for Cecilia Schools and on public water (no well to worry about), this property blends the best of affordability, convenience, and country living.

20. 2025-10-01
    listed $137,500 Active 1192-char remark

    Show marketing remark (1192 chars)

    $2,500 in Closing Cost Assistance.Butte La Rose BeautyIf you've been dreaming of a place where hunting, fishing, and country living come together, this is it. Tucked away in the quiet Atchafalaya Acres community, this fully furnished home sits right on the water, where you can launch your boat in less than five minutes from multiple nearby docks. Spend the morning in your deer stand or duck blind, then come home to relax on the wraparound screened porch- NO mosquitoes, just peace and quiet. With neighbors you may only see once a month, you'll feel like you have the outdoors all to yourself, yet you're only ten minutes from I-10 and minutes from all the necessities, including a local grocery store that stocks everything from steaks to pizza.Inside, the home offers three, potentially four, bedrooms and three full baths, along with fresh paint and new floors on the first level. The shaded backyard is perfect for winding down after a day in the woods or on the water, complete with a fire pit and a deck that overlooks the bayou. Zoned for Cecilia Schools and on public water (no well to worry about), this property blends the best of affordability, convenience, and country living.

21. 2021-04-07
    soldstatus $87,500 774-char remark

    Show marketing remark (774 chars)

    BEST KEPT SECRET IN LA! Are you looking for peace and quiet? Is the camp life for you? Whether you are looking to live here or enjoy on the weekends, this is a great opportunity to own your own camp. Located in Atchafalaya Aches on a corner lot, this fully furnished camp has not one but two living areas. The 1st floor is 579 square feet open floor plan in living and kitchen area. Also features a separate bedroom and bathroom with laundry area. Upstairs is 1070 square feet also equipped with living area and kitchen with large granite island, large bedroom, and separate bathroom. Wrap around porch over looking the water with a private balcony off the bedroom.Storage area downstairs with separate storage shed and plenty of parking. Two camper hook up with sewerage.

22. 2020-08-21
    soldstatus $90,000
23. 2020-04-02
    listed $99,900
24. 2020-01-09
    listed $80,000 774-char remark

    Show marketing remark (774 chars)

    BEST KEPT SECRET IN LA! Are you looking for peace and quiet? Is the camp life for you? Whether you are looking to live here or enjoy on the weekends, this is a great opportunity to own your own camp. Located in Atchafalaya Aches on a corner lot, this fully furnished camp has not one but two living areas. The 1st floor is 579 square feet open floor plan in living and kitchen area. Also features a separate bedroom and bathroom with laundry area. Upstairs is 1070 square feet also equipped with living area and kitchen with large granite island, large bedroom, and separate bathroom. Wrap around porch over looking the water with a private balcony off the bedroom.Storage area downstairs with separate storage shed and plenty of parking. Two camper hook up with sewerage.

25. 2017-12-18
    listed $84,000
26. 2017-06-13
    soldstatus $22,000
27. 2016-01-08
    listed $40,000
28. 2014-08-01
    listed $55,000
29. 2002-05-14
    soldstatus $52,700
30. 2000-02-04
    listed $62,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/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 7/10 Severe FEMA zone A · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $16,794
• − Mortgage interest: −$6,162
• − Property taxes: −$1,023
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,200
• Taxable income: $1,670
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,869/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

• 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

+85.5% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $115,000 AcadianaMLS
• 2026-03-03 Price Changed $125,000 AcadianaMLS
• 2025-12-04 Price Changed $133,000 AcadianaMLS
• 2025-10-01 Listed $137,500 AcadianaMLS
• 2021-04-07 Sold (MLS) $87,500 AcadianaMLS
• 2020-08-21 Sold (MLS) $90,000 AcadianaMLS
• 2020-04-02 Listed $99,900 AcadianaMLS
• 2020-01-09 Listed $80,000 AcadianaMLS
• 2017-12-18 Listed $84,000 AcadianaMLS
• 2017-06-13 Sold (MLS) $22,000 AcadianaMLS
• 2016-01-08 Listed $40,000 AcadianaMLS
• 2014-08-01 Listed $55,000 AcadianaMLS
• 2002-05-14 Sold (MLS) $52,700 AcadianaMLS
• 2000-02-04 Listed $62,000 AcadianaMLS

Property tax history

+8.7%/yr

Latest (2025): $1,023 · -0.6% YoY. Source: county tax records.