1062 Anse Broussard Hwy · Cecilia, LA 70517

$69,900

3 bd · 1.0 ba · 1,345 sqft · Other public records · 142 Days on market

Built 2013 0.52 ac lot $52/sqft · 42% below area Est $130k · 46% under ↓ 54% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.2/5.0
• 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

This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

Key facts

• Open floor plan
• Dining area
• Tile flooring

Tags

• OPEN FLOOR PLAN
• CENTER ISLAND
• GRANITE COUNTERTOPS
• TILE FLOORING
• AMPLE CABINET SPACE
• DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#157 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, 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; 1 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $45k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $130,000
• List price: $69,900
• Delta: -46.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $7,003
• Equity at exit: $10,422

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $29,769
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $287

Break-even live

Break-even rent $631

Max offer price $69,900

Occupancy floor 66%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Melvin Dupuis Rd Unit 16 Breaux Bridge, LA	3.0	2.0	1280	$995	$0.78	13d	1	0.98mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $69,900 Pending 142 DOM
2. 2026-06-10
   days on market $69,900 Active 141 DOM
3. 2026-06-09
   days on market $69,900 Active 140 DOM
4. 2026-06-08
   days on market $69,900 Active 139 DOM
5. 2026-06-07
   days on market $69,900 Active 138 DOM
6. 2026-06-05
   days on market $69,900 Active 135 DOM
7. 2026-06-02
   days on market $69,900 Active 133 DOM
8. 2026-06-01
   days on market $69,900 Active 132 DOM
9. 2026-05-31
   days on market $69,900 Active 131 DOM
10. 2026-05-30
    days on market $69,900 Active 130 DOM
11. 2026-05-09
    price $77,500 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

12. 2026-05-01
    status Active 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

13. 2026-04-21
    status Pending 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

14. 2026-04-08
    price $82,500 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

15. 2026-03-05
    price $94,900 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

16. 2026-02-06
    price $104,900 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

17. 2026-01-07
    listed $114,900 Active 416-char remark

    Show marketing remark (416 chars)

    This manufactured home offers 3 bedrooms and 2 baths with an inviting open floor plan. The kitchen flows into the living room and features a center island, granite countertops, tile flooring, and ample cabinet space. The dining area opens directly to the backyard. The bedrooms are spacious, each with its own closet. The home also includes a 2-car carport and a large lot ideal for gatherings or outdoor activities.

18. 2019-04-18
    soldstatus $139,500
19. 2019-04-17
    soldstatus $139,500 444-char remark

    Show marketing remark (444 chars)

    Newly renovated cottage located in the Cecilia School district! Upon entering the kitchen you will be greeted with original shiplap walls, reclaimed cypress beams lining the original wood ceiling, granite counter tops, and stainless steel appliance. The home features a split floor plan with walk in closet and large master bath. With new HVAC, plumbing electrical and appliance, this home is ready to be enjoyed by it's new owners! Owner Agent

20. 2019-02-06
    listed $139,500 444-char remark

    Show marketing remark (444 chars)

    Newly renovated cottage located in the Cecilia School district! Upon entering the kitchen you will be greeted with original shiplap walls, reclaimed cypress beams lining the original wood ceiling, granite counter tops, and stainless steel appliance. The home features a split floor plan with walk in closet and large master bath. With new HVAC, plumbing electrical and appliance, this home is ready to be enjoyed by it's new owners! Owner Agent

21. 2018-04-15
    listed $159,900
22. 2016-04-03
    listed $159,900
23. 2015-07-10
    listed $169,900

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 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: $11,940
• − Mortgage interest: −$3,915
• − Property taxes: −$1,235
• − Insurance: −$350
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,033
• Taxable income: $2,496
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $2,850/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 — Cecilia

• Score: 65/100
• State rank: #157
• US rank: #13524

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cecilia, 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

-54.4% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $77,500 AcadianaMLS
• 2026-05-01 Relisted — AcadianaMLS
• 2026-04-21 Pending — AcadianaMLS
• 2026-04-08 Price Changed $82,500 AcadianaMLS
• 2026-03-05 Price Changed $94,900 AcadianaMLS
• 2026-02-06 Price Changed $104,900 AcadianaMLS
• 2026-01-07 Listed $114,900 AcadianaMLS
• 2019-04-18 Sold (Public Records) $139,500 Public Records
• 2019-04-17 Sold (MLS) $139,500 AcadianaMLS
• 2019-02-06 Listed $139,500 AcadianaMLS
• 2018-04-15 Listed $159,900 AcadianaMLS
• 2016-04-03 Listed $159,900 AcadianaMLS
• 2015-07-10 Listed $169,900 AcadianaMLS

Property tax history

+12.0%/yr

Latest (2025): $1,235 · +0.0% YoY. Source: county tax records.