907 Gary Dr · Breaux Bridge, LA 70517

$199,500

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 38 Days on market

Built 2009 8,276 sqft lot $146/sqft · at area comps Est $207k · at est. $25/mo HOA · 1% 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).

• Cash flow +14.3/30.0
• ARV discount +9.2/15.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• 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

Move-in ready 3-bedroom, 2-bath home located in a quiet, established area of Breaux Bridge, now featuring a brand new roof being installed for added peace of mind. Built in 2009, this approximately 1,364 sq ft home offers a functional, open layout with comfortable living spaces and great natural light throughout. The property includes a spacious yard with plenty of room for outdoor enjoyment, double gate with covered boat / golf cart parking, entertaining, or future improvements. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home checks all the boxes with solid construction and low-maintenance updates. * Professional photography coming so

Key facts

• 8,276 sq ft lot
• Parking
• Built 2009

Property features AI

Finance

• HOA & community: Community association with $300 annual fee

Exterior

• Parking: Carport (1 covered space); Total 1 parking space
• Security: Gate; Privacy fencing
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence; City street frontage; Paved road frontage
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Lighting; RV/boat storage

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Central heating; Electric heating
• Interior features: High ceilings; Computer nook; Crown molding; Separate shower; Varied ceiling heights; Walk-in closet(s); Tile countertops; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($447/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 $168k (15.9% below list).
• Recommended offer: $168k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Breaux Bridge Primary School (571 students, 80% FRL); Breaux Bridge Junior High School (math 12% / reading 22%, grade F, #174 of 218 statewide, top 81%, 397 students, 76% FRL); Breaux Bridge High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 851 students, 62% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 276 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $163k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,800 (15.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $207,127
• List price: $199,500
• Delta: -3.68%
• 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
918 Lillian Michel Dr	0.05mi	3/2.0	1,360 (-0%)	8mo	$185,000	$136	91
925 Lillian Michel Dr	0.06mi	3/2.0	1,323 (-3%)	4mo	$181,500	$137	89
1042 Lillian Michel Dr	0.20mi	3/2.0	1,298 (-5%)	4mo	$162,000	$125	79
744 N Belle Cir	0.12mi	3/2.0	1,475 (+8%)	13mo	$225,000	$153	70
660 St Charles St	0.22mi	3/2.0	1,450 (+6%)	16mo	$170,000	$117	66
114 Van Buren St	0.49mi	3/2.0	1,267 (-7%)	2mo	$151,000	$119	64
708 S Belle Cir	0.17mi	3/2.0	1,512 (+11%)	16mo	$210,000	$139	61
1409 Grand Pointe Ave	0.39mi	2/1.0 (-1)	1,235 (-10%)	2mo	$120,000	$97	56
728 S Poydras St	0.61mi	3/1.0	1,338 (-2%)	13mo	$165,000	$123	54
—	0.52mi	2/2.0 (-1)	1,251 (-8%)	11mo	$215,000	$172	48
134 Saint Phillip St	0.49mi	2/2.5 (-1)	1,200 (-12%)	10mo	$124,900	$104	42
201 Fleishman St	0.72mi	2/2.0 (-1)	1,546 (+13%)	13mo	$145,000	$94	29

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-29,985
• Equity at exit: $29,746

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-23,178
• Equity at exit: $17,249

Cash invested: $55,860 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$83
• HOA: −$25
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $37

Break-even live

Break-even rent $1,631

Max offer price $199,500

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $94	+0% $37	+5% $-19	+10% $-76
Rent	-10% $-95	-5% $-29	+0% $37	+5% $104	+10% $170
Rate	-1.0pp $138	-0.5pp $88	base $37	+0.5pp $-14	+1.0pp $-67

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	15d	1	0.07mi
117 S Poydras St Breaux Bridge, LA	2.0	1.0	1200	$1,500	$1.25	45d	1	0.21mi
906 Cecile Blvd Breaux Bridge, LA	3.0	1.5	1300	$1,200	$0.92	45d	1	1.26mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 21 events

1. 2026-06-21
   days on market $199,500 Active 38 DOM
2. 2026-06-18
   days on market $199,500 Active 35 DOM
3. 2026-06-17
   days on market $199,500 Active 34 DOM
4. 2026-06-16
   days on market $199,500 Active 33 DOM
5. 2026-06-15
   days on market $199,500 Active 32 DOM
6. 2026-06-14
   days on market $199,500 Active 30 DOM
7. 2026-06-13
   days on market $199,500 Active 29 DOM
8. 2026-06-10
   days on market $199,500 Active 27 DOM
9. 2026-06-09
   days on market $199,500 Active 26 DOM
10. 2026-06-08
    days on market $199,500 Active 25 DOM
11. 2026-06-07
    days on market $199,500 Active 24 DOM
12. 2026-06-05
    days on market $199,500 Active 21 DOM
13. 2026-06-02
    days on market $199,500 Active 19 DOM
14. 2026-06-01
    days on market $199,500 Active 18 DOM
15. 2026-05-31
    days on market $199,500 Active 17 DOM
16. 2026-05-30
    days on market $199,500 Active 16 DOM
17. 2026-05-14
    listed $199,500 Active 905-char remark
18. 2026-05-12
    historical $199,500 905-char remark
19. 2021-01-06
    soldstatus $163,000
20. 2016-09-23
    soldstatus $153,400
21. 2016-02-05
    soldstatus $143,721

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $20,136
• − Mortgage interest: −$11,175
• − Property taxes: −$1,608
• − Insurance: −$998
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − HOA: −$300
• − Depreciation: −$5,804
• Taxable loss: −$2,970
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,160/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

• Census place: Breaux Bridge, LA
• 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

+38.8% since first listed

5 events — show timeline

• 2026-05-14 Listed $199,500 AcadianaMLS
• 2026-05-12 Coming Soon $199,500 AcadianaMLS
• 2021-01-06 Sold (Public Records) $163,000 Public Records
• 2016-09-23 Sold (Public Records) $153,400 Public Records
• 2016-02-05 Sold (Public Records) $143,721 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,608 · -0.6% YoY. Source: county tax records.