707 Burlington Cir · Broussard, LA 70518

$245,000

3 bd · 2.0 ba · 1,627 sqft · SingleFamily public records · 9 Days on market

Built 1996 8,276 sqft lot $151/sqft · 5% above area Est $241k · 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 +17.0/30.0
• ARV discount +6.7/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious split floor plan centered around a large living room with 11ft ceilings, crown molding, and fireplace. Formal Dining room connects to an airy kichen with porcelain counters and a great breakfast area. Master Bedroom features a tray ceiling and has plenty of room for all of your furniture. Huge Master Bath with recently installed porcelain flooring, his and her sinks, whirlpool tub, seperate shower and great walk-in closet. Large covered patio faces a spacious, privacy fenced backyard with two satsuma trees and a giant pecan for shade. Seller to pay up to $1500 toward buyer's closing costs with acceptable offer! Priced below value for quick sale! Eligible for $0 Down with Rural Development financing. Owners relocating. Schedule a showing today! owner/agent

Key facts

• Custom backsplash
• Spacious island
• Modern paint

Tags

• NEW FLOORING
• MODERN PAINT
• NATURAL LIGHT
• REFRESHED KITCHEN
• CUSTOM BACKSPLASH
• SPACIOUS ISLAND

Property features AI

Finance

• HOA & community: Nearby shopping/mall

Exterior

• Parking: Has garage
• Utilities: Gas service by Atmos; Public sewer; Electric service by SLEMCO
• Home design: Single-family residence; City street frontage
• Construction: Brick veneer and brick construction; Concrete elements; Composition roof
• Exterior features: Wood fencing; Covered and open patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric stove connection; Gas stove connection
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: High ceilings; Double vanity; Kitchen island; Separate shower; Stone counters; Aluminum window frames; Double-pane windows; One gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $212k (13.4% below list).
• Recommended offer: $212k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Katharine Drexel Elementary School (math 34% / reading 57%, grade D-, #169 of 646 statewide, top 27%, 646 students, 69% 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).
• Market conditions: 341 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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 $162k; list at $245k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,117 (13.4% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $240,679
• List price: $245,000
• Delta: 1.80%
• 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
713 Burlington Cir	0.04mi	3/2.0	1,625 (-0%)	2mo	$233,000	$143	96
200 Bull Run Cir	0.24mi	3/2.0	1,594 (-2%)	6mo	$248,000	$156	80
107 Gettysburg Dr	0.12mi	3/3.0	1,655 (+2%)	9mo	$245,000	$148	80
103 Chattanooga Pl	0.23mi	3/2.0	1,722 (+6%)	3mo	$235,000	$136	77
136 Lake Ridge Dr	0.59mi	3/2.0	1,616 (-1%)	3mo	$249,000	$154	69
104 Bull Run Cir	0.25mi	3/2.0	1,468 (-10%)	9mo	$194,500	$132	64
104 Chickamauga Pl	0.27mi	3/2.0	1,390 (-15%)	9mo	$205,000	$147	56
120 Lake Ridge Dr	0.49mi	3/2.0	1,836 (+13%)	5mo	$251,000	$137	52
123 Lake Ridge Dr	0.71mi	4/2.0 (+1)	1,704 (+5%)	6mo	$247,000	$145	49
127 Lake Ridge Dr	0.49mi	4/2.0 (+1)	1,836 (+13%)	6mo	$251,000	$137	46
121 Lake Ridge Dr	0.71mi	3/2.0	1,447 (-11%)	9mo	$231,000	$160	41
124 Lake Ridge Dr	0.71mi	4/2.0 (+1)	1,786 (+10%)	6mo	$250,500	$140	40

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-29,280
• Equity at exit: $36,530

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-12,301
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $165

Break-even live

Break-even rent $1,912

Max offer price $245,000

Occupancy floor 87%

Sensitivity live

Price	-10% $304	-5% $234	+0% $165	+5% $96	+10% $26
Rent	-10% $-3	-5% $81	+0% $165	+5% $249	+10% $332
Rate	-1.0pp $288	-0.5pp $227	base $165	+0.5pp $101	+1.0pp $37

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	1.18mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	45d	1	1.38mi
231 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	15d	27	1.40mi
232 Saint Nazaire Rd Broussard, LA	1.0–3.0	1.0–2.0	1080	$1,715	$1.59	15d	9	1.47mi

Listing history 15 events

1. 2026-05-13
   listed $245,000 Active 777-char remark
2. 2025-10-07
   status Active
3. 2025-10-05
   status Pending
4. 2025-09-29
   listed $159,000 Active
5. 2013-07-02
   soldstatus $162,500
6. 2013-06-28
   soldstatus $162,500

   Show marketing remark (774 chars)

   Spacious split floor plan centered around a large living room with 11ft ceilings, crown molding, and fireplace. Formal Dining room connects to an airy kichen with porcelain counters and a great breakfast area. Master Bedroom features a tray ceiling and has plenty of room for all of your furniture. Huge Master Bath with recently installed porcelain flooring, his and her sinks, whirlpool tub, seperate shower and great walk-in closet. Large covered patio faces a spacious, privacy fenced backyard with two satsuma trees and a giant pecan for shade. Seller to pay up to $1500 toward buyer's closing costs with acceptable offer! Priced below value for quick sale! Eligible for $0 Down with Rural Development financing. Owners relocating. Schedule a showing today! owner/agent

7. 2012-10-24
   listed $165,000

   Show marketing remark (774 chars)

   Spacious split floor plan centered around a large living room with 11ft ceilings, crown molding, and fireplace. Formal Dining room connects to an airy kichen with porcelain counters and a great breakfast area. Master Bedroom features a tray ceiling and has plenty of room for all of your furniture. Huge Master Bath with recently installed porcelain flooring, his and her sinks, whirlpool tub, seperate shower and great walk-in closet. Large covered patio faces a spacious, privacy fenced backyard with two satsuma trees and a giant pecan for shade. Seller to pay up to $1500 toward buyer's closing costs with acceptable offer! Priced below value for quick sale! Eligible for $0 Down with Rural Development financing. Owners relocating. Schedule a showing today! owner/agent

8. 2011-10-10
   listed $169,900
9. 2010-01-25
   soldstatus $153,000
10. 2010-01-22
    soldstatus $153,000
11. 2008-10-02
    listed $149,000
12. 2006-09-21
    soldstatus $167,000
13. 2006-08-15
    listed $167,900
14. 1996-06-28
    soldstatus $113,500
15. 1996-02-22
    listed $115,900

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,488 · $124/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $25,454
• − Mortgage interest: −$13,724
• − Property taxes: −$1,488
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,127
• Taxable loss: −$2,182
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $2,502/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: 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

• 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

+111.4% since first listed

16 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-13 Listed $245,000 AcadianaMLS
• 2025-10-07 Relisted — AcadianaMLS
• 2025-10-05 Pending — AcadianaMLS
• 2025-09-29 Listed $159,000 AcadianaMLS
• 2013-07-02 Sold (Public Records) $162,500 Public Records
• 2013-06-28 Sold (MLS) $162,500 AcadianaMLS
• 2012-10-24 Listed $165,000 AcadianaMLS
• 2011-10-10 Listed $169,900 AcadianaMLS
• 2010-01-25 Sold (Public Records) $153,000 Public Records
• 2010-01-22 Sold (MLS) $153,000 AcadianaMLS
• 2008-10-02 Listed $149,000 AcadianaMLS
• 2006-09-21 Sold (MLS) $167,000 AcadianaMLS
• 2006-08-15 Listed $167,900 AcadianaMLS
• 1996-06-28 Sold (MLS) $113,500 AcadianaMLS
• 1996-02-22 Listed $115,900 AcadianaMLS

Property tax history

+4.9%/yr

Latest (2025): $1,488 · -1.3% YoY. Source: county tax records.