1019 Magenta Dr Unit 205d · Breaux Bridge, LA 70517

$120,000

2 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 106 Days on market

Built 1984 871 sqft lot $114/sqft · 32% below area Est $191k · 37% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• 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 MLS

Welcome to this charming townhome in Breaux Bridge. Featuring 2 bedrooms and 1.5 bathrooms, this space offers 1,134 square feet of comfortable, move-in-ready living space. Freshly painted walls and brand-new carpet in the bedrooms create a welcoming, fresh atmosphere, while the low-maintenance design ensures you'll spend less time worrying about upkeep. Nestled on a quiet street with quick access to town and I-10, this home combines peace with convenience for busy first-time buyers or those looking to downsize. Don't miss your chance to start making memories in a space that's truly ready for you. Schedule your private tour today!

Key facts

• Quiet street
• Quick access to town
• Brand-new carpet

Tags

• TOWNHOME IN BREAUX BRIDGE
• FRESHLY PAINTED WALLS
• BRAND-NEW CARPET
• LOW-MAINTENANCE DESIGN
• QUIET STREET
• QUICK ACCESS TO TOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $830 of loan paydown is wiped out by about $4k 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 106 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 33% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $190,764
• List price: $120,000
• Delta: -37.10%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1092 Camp Bon Temps Rd Unit K	0.50mi	2/2.0	1,152 (+9%)	2mo	$142,500	$124	56

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,544
• Equity at exit: $17,892

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $6,622
• Equity at exit: $10,375

Cash invested: $33,600 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $171

Break-even live

Break-even rent $1,029

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $239	-5% $205	+0% $171	+5% $137	+10% $103
Rent	-10% $73	-5% $122	+0% $171	+5% $220	+10% $269
Rate	-1.0pp $231	-0.5pp $202	base $171	+0.5pp $140	+1.0pp $108

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-02-23
   price $120,000 639-char remark

   Show marketing remark (639 chars)

   Welcome to this charming townhome in Breaux Bridge. Featuring 2 bedrooms and 1.5 bathrooms, this space offers 1,134 square feet of comfortable, move-in-ready living space. Freshly painted walls and brand-new carpet in the bedrooms create a welcoming, fresh atmosphere, while the low-maintenance design ensures you'll spend less time worrying about upkeep. Nestled on a quiet street with quick access to town and I-10, this home combines peace with convenience for busy first-time buyers or those looking to downsize. Don't miss your chance to start making memories in a space that's truly ready for you. Schedule your private tour today!

2. 2026-02-06
   listed $125,000 Active 639-char remark

   Show marketing remark (639 chars)

   Welcome to this charming townhome in Breaux Bridge. Featuring 2 bedrooms and 1.5 bathrooms, this space offers 1,134 square feet of comfortable, move-in-ready living space. Freshly painted walls and brand-new carpet in the bedrooms create a welcoming, fresh atmosphere, while the low-maintenance design ensures you'll spend less time worrying about upkeep. Nestled on a quiet street with quick access to town and I-10, this home combines peace with convenience for busy first-time buyers or those looking to downsize. Don't miss your chance to start making memories in a space that's truly ready for you. Schedule your private tour today!

3. 2020-06-11
   soldstatus $90,000

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $803 · $67/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 · 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: $14,943
• − Mortgage interest: −$6,722
• − Property taxes: −$803
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,491
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,019/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

+33.3% since first listed

3 events — show timeline

• 2026-02-23 Price Changed $120,000 AcadianaMLS
• 2026-02-06 Listed $125,000 AcadianaMLS
• 2020-06-11 Sold (Public Records) $90,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $803 · -0.7% YoY. Source: county tax records.