1019 Bridgetowne Ln · Breaux Bridge, LA 70517

$192,700

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 85 Days on market

Built 2010 0.33 ac lot $157/sqft · at area comps Est $192k · at est.

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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).

• Cash flow +15.4/30.0
• ARV discount +7.4/15.0
• DSCR +4.7/10.0
• 1% rule +3.5/10.0
• 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

Well-maintained one-story brick home with an open layout, interior shutters, tankless water heater, AC only 3 years old, roof only 3 years old and this home DID NOT FLOOD. The primary suite includes a double vanity and large walk-in shower. Outside, you'll find a covered patio, a large fenced backyard, and a two-car garage. Contact your agent and schedule a showing today!

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 2010

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $8 ($100/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 $164k (14.8% below list).
• Recommended offer: $164k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 85 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago 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.
• Current owner paid $147k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,100 (14.8% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.85% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $192,228
• List price: $192,700
• Delta: 0.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Bridgetowne Ln	0.06mi	3/2.0	1,227 (-0%)	23mo	$185,000	$151	78
1009 Gleaux Dr	0.33mi	3/2.0	1,295 (+5%)	4mo	$199,900	$154	72
1108 Bridgetowne Ln	0.33mi	3/2.0	1,219 (-1%)	14mo	$187,000	$153	72
1042 Bridgetowne Ln	0.10mi	3/2.0	1,324 (+8%)	18mo	$189,000	$143	67
1079 Bridgetowne Ln	0.21mi	3/2.0	1,407 (+14%)	15mo	$205,000	$146	54
2104 Rose Mae Dr	0.47mi	2/1.0 (-1)	1,100 (-11%)	20mo	$95,000	$86	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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-30,697
• Equity at exit: $28,732

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-26,056
• Equity at exit: $16,661

Cash invested: $53,956 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$1,011
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$80
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $8

Break-even live

Break-even rent $1,630

Max offer price $192,700

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $63	+0% $8	+5% $-46	+10% $-101
Rent	-10% $-121	-5% $-56	+0% $8	+5% $73	+10% $138
Rate	-1.0pp $105	-0.5pp $57	base $8	+0.5pp $-42	+1.0pp $-92

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: $48,175
• Closing costs: $5,781
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 S Belle Cir Breaux Bridge, LA	3.0	2.0	1485	$1,800	$1.21	14d	1	1.42mi
117 S Poydras St Breaux Bridge, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $192,700 Active 85 DOM
2. 2026-06-18
   days on market $192,700 Active 82 DOM
3. 2026-06-17
   days on market $192,700 Active 81 DOM
4. 2026-06-16
   days on market $192,700 Active 80 DOM
5. 2026-06-15
   days on market $192,700 Active 79 DOM
6. 2026-06-14
   days on market $192,700 Active 77 DOM
7. 2026-06-13
   days on market $192,700 Active 76 DOM
8. 2026-06-10
   days on market $192,700 Active 74 DOM
9. 2026-06-09
   days on market $192,700 Active 73 DOM
10. 2026-06-08
    days on market $192,700 Active 72 DOM
11. 2026-06-07
    days on market $192,700 Active 71 DOM
12. 2026-06-05
    days on market $192,700 Active 68 DOM
13. 2026-06-02
    days on market $192,700 Active 66 DOM
14. 2026-06-01
    days on market $192,700 Active 65 DOM
15. 2026-05-31
    days on market $192,700 Active 64 DOM
16. 2026-05-30
    days on market $192,700 Active 63 DOM
17. 2026-03-28
    listed $192,700 Active 374-char remark

    Show marketing remark (374 chars)

    Well-maintained one-story brick home with an open layout, interior shutters, tankless water heater, AC only 3 years old, roof only 3 years old and this home DID NOT FLOOD. The primary suite includes a double vanity and large walk-in shower. Outside, you'll find a covered patio, a large fenced backyard, and a two-car garage. Contact your agent and schedule a showing today!

18. 2015-10-13
    soldstatus $147,000
19. 2015-10-09
    soldstatus $147,000 517-char remark

    Show marketing remark (517 chars)

    Are you looking for a wonderfully maintained home that feels like new? This 3 bedroom 2 bath home in Bridgetowne Subdivision is what you have been waiting for! Granite tile countertops, stainless steel appliances, tankless water heater and nice patio area are just some of the attractions of this home. A 500 gallon propane tank is currently buried in the backyard to supply the tankless water heater and the addition of home generator if you so choose. Seller offering $2500.00 in closing cost with acceptable offer!

20. 2015-08-27
    listed $147,500 517-char remark

    Show marketing remark (517 chars)

    Are you looking for a wonderfully maintained home that feels like new? This 3 bedroom 2 bath home in Bridgetowne Subdivision is what you have been waiting for! Granite tile countertops, stainless steel appliances, tankless water heater and nice patio area are just some of the attractions of this home. A 500 gallon propane tank is currently buried in the backyard to supply the tankless water heater and the addition of home generator if you so choose. Seller offering $2500.00 in closing cost with acceptable offer!

21. 2010-06-15
    soldstatus $128,900
22. 2010-04-05
    listed $128,900

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,569 · $131/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 X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $19,692
• − Mortgage interest: −$10,794
• − Property taxes: −$1,569
• − Insurance: −$1,761
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$5,606
• Taxable loss: −$3,189
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $865/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

+49.5% since first listed

6 events — show timeline

• 2026-03-28 Listed $192,700 AcadianaMLS
• 2015-10-13 Sold (Public Records) $147,000 Public Records
• 2015-10-09 Sold (MLS) $147,000 AcadianaMLS
• 2015-08-27 Listed $147,500 AcadianaMLS
• 2010-06-15 Sold (MLS) $128,900 AcadianaMLS
• 2010-04-05 Listed $128,900 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2025): $1,569 · -0.6% YoY. Source: county tax records.