Rosemont Plan · Broussard, LA 70518

$329,500

5 bd · 3.0 ba · 2,772 sqft · SingleFamily · 242 Days on market

Good condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Cash flow +3.8/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Join us in the Rosemont at Oakmont in Broussard, Louisiana. This expansive two-story home combines a modern design of 5 bedrooms and 3 bathrooms with functionality in mind, making it perfect for anyone seeking both comfort and style. The first floor features a well-organized open concept layout. Upon entering the home, you are greeted with ceilings that extend all the way up to the second floor. Immediately you will find a private study or guest bedroom and a tucked away bathroom for guests. The staircase, garage entrance and utility room is artfully placed near the entrance adding visual interest to the eye. Continuing forward, at the heart of the home is the kitchen, seamlessly flowing into the living and dining area. The kitchen offers ample countertop space, a spacious, granite island, and a walk-in pantry. The living room windows ideally placed allowing natural light and a perfect view of the covered patio that is located at the back of the home. A luxurious primary suite is located on the first floor offering privacy and convenience from the secondary bedrooms. The suite is complete with a large walk-in closet and ensuite bathroom complete with a large tub and shower combination and ample storage for towels and linens. The second floor boasts three bedrooms, each with generous closet space. A shared full bathroom ensures convenience for family or guests.

Key facts

• Primary suite
• Covered patio
• Private study

Tags

• OPEN CONCEPT LAYOUT
• PRIVATE STUDY
• WALK-IN PANTRY
• COVERED PATIO
• PRIMARY SUITE
• LARGE WALK-IN CLOSET

🏗️ New construction. The $329,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $434,980.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (32.7% below list).
• Recommended offer: $222k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 4.7% in Broussard — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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) — zoned schools at 60% FRL track the district average.
• Market conditions: 391 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 242 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,787 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.51% ✗
• Cap rate: 2.83%
• Cash-on-cash: -12.35%
• DSCR: 0.45
• GRM: 16.3

CMA / ARV

• ARV (median comp): $434,980
• List price: $329,500
• Delta: -24.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Snapping Ln	0.39mi	4/3.0 (-1)	2,609 (-6%)	3mo	$560,000	$215	65
132 Lake Ridge Dr	0.21mi	5/3.0	2,087 (-25%)	4mo	$269,500	$129	62
304 Bull Run Cir	0.28mi	5/2.0	2,500 (-10%)	8mo	$250,000	$100	60
125 Lake Ridge Dr	0.26mi	5/3.0	2,087 (-25%)	7mo	$269,000	$129	57
104 Tortoise Ln	0.28mi	4/3.0 (-1)	2,130 (-23%)	1mo	$360,000	$169	56
522 Broussard Hill Dr	1.42mi	5/3.0	2,772 (0%)	15mo	$334,500	$121	52
128 Lake Ridge Dr	0.27mi	4/2.0 (-1)	2,079 (-25%)	5mo	$266,500	$128	49
123 Tortoise Ln	0.34mi	4/2.0 (-1)	2,346 (-15%)	4mo	$344,900	$147	47
117 Lake Ridge Dr	0.38mi	4/2.0 (-1)	2,079 (-25%)	6mo	$265,000	$127	43
131 Broussard Hill Dr	1.41mi	4/3.0 (-1)	2,087 (-25%)	2mo	$215,000	$103	33
219 N Girouard Rd	0.67mi	4/2.5 (-1)	2,149 (-22%)	11mo	$350,000	$163	28
100 Sugar Cane Palm Cir	1.26mi	4/3.0 (-1)	3,120 (+13%)	14mo	$833,900	$267	27

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: -39.2%
• Equity multiple: -0.23×
• Total profit: $-150,315
• Equity at exit: $64,857

10-year hold

• IRR: -60.7%
• Equity multiple: -0.92×
• Total profit: $-233,593
• Equity at exit: $37,609

Cash invested: $121,794 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $276,500 ($132/sqft)
• Median days on market: 676 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +18.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70518

• Home prices YoY: -16.0%
• Active inventory: 391
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-1,254

Break-even live

Break-even rent $3,805

Max offer price $253,534

Occupancy floor —

Sensitivity live

Price	-10% $-953	-5% $-1,104	+0% $-1,254	+5% $-1,404	+10% $-1,555
Rent	-10% $-1,429	-5% $-1,342	+0% $-1,254	+5% $-1,166	+10% $-1,079
Rate	-1.0pp $-1,035	-0.5pp $-1,143	base $-1,254	+0.5pp $-1,367	+1.0pp $-1,481

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: $108,745
• Closing costs: $13,049
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Lake Ridge DR Broussard, LA	5.0	3.0	2087	$5,000	$2.40	70d	1	0.26mi
407 Broussard Hill Dr Broussard, LA	5.0	3.0	2087	$4,500	$2.16	93d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $329,500 Active 242 DOM
2. 2026-08-07
   days on market $329,500 Active 241 DOM
3. 2026-08-06
   days on market $329,500 Active 240 DOM
4. 2026-08-05
   days on market $329,500 Active 239 DOM
5. 2026-08-04
   days on market $329,500 Active 238 DOM
6. 2026-08-03
   days on market $329,500 Active 237 DOM
7. 2026-07-31
   days on market $329,500 Active 234 DOM
8. 2026-07-30
   days on market $329,500 Active 233 DOM
9. 2026-07-29
   days on market $329,500 Active 232 DOM
10. 2026-07-27
    days on market $329,500 Active 230 DOM
11. 2026-07-23
    days on market $329,500 Active 226 DOM
12. 2026-07-22
    days on market $329,500 Active 225 DOM
13. 2026-07-21
    days on market $329,500 Active 224 DOM
14. 2026-07-18
    days on market $329,500 Active 221 DOM
15. 2026-07-16
    days on market $329,500 Active 219 DOM
16. 2026-07-16
    days on market $329,500 Active 218 DOM
17. 2026-07-14
    days on market $329,500 Active 217 DOM
18. 2026-07-13
    days on market $329,500 Active 216 DOM
19. 2026-07-12
    days on market $329,500 Active 215 DOM
20. 2026-07-11
    days on market $329,500 Active 214 DOM
21. 2026-07-10
    days on market $329,500 Active 213 DOM
22. 2026-07-09
    days on market $329,500 Active 212 DOM
23. 2026-07-08
    days on market $329,500 Active 211 DOM
24. 2026-07-07
    days on market $329,500 Active 210 DOM
25. 2026-07-06
    days on market $329,500 Active 209 DOM
26. 2026-07-05
    days on market $329,500 Active 208 DOM
27. 2026-07-04
    days on market $329,500 Active 207 DOM
28. 2026-07-03
    days on market $329,500 Active 206 DOM
29. 2026-07-02
    days on market $329,500 Active 205 DOM
30. 2026-07-01
    days on market $329,500 Active 204 DOM
31. 2026-06-30
    days on market $329,500 Active 203 DOM
32. 2026-06-29
    days on market $329,500 Active 202 DOM
33. 2026-06-28
    days on market $329,500 Active 201 DOM
34. 2026-06-28
    days on market $329,500 Active 200 DOM
35. 2026-06-27
    days on market $329,500 Active 199 DOM
36. 2026-06-25
    days on market $329,500 Active 197 DOM
37. 2026-06-23
    days on market $329,500 Active 195 DOM
38. 2026-06-21
    days on market $329,500 Active 194 DOM
39. 2026-06-18
    days on market $329,500 Active 191 DOM
40. 2026-06-17
    days on market $329,500 Active 190 DOM
41. 2026-06-16
    days on market $329,500 Active 189 DOM
42. 2026-06-15
    days on market $329,500 Active 188 DOM
43. 2026-06-14
    days on market $329,500 Active 186 DOM
44. 2026-06-13
    days on market $329,500 Active 185 DOM
45. 2026-06-10
    days on market $329,500 Active 183 DOM
46. 2026-06-09
    days on market $329,500 Active 182 DOM
47. 2026-06-08
    days on market $329,500 Active 181 DOM
48. 2026-06-07
    days on market $329,500 Active 180 DOM
49. 2026-06-05
    days on market $329,500 Active 177 DOM
50. 2026-06-03
    days on market $329,500 Active 176 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,614
• − Mortgage interest: −$24,366
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$12,654
• Taxable loss: −$23,363
• Est. tax savings @ 24.0%: +$5,607
• After-tax cash flow: $-9,440/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This Rosemont Plan home in Broussard, Louisiana is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and appeals to buyers ↑
• Both New bathroom fixtures — Enhances functionality and appeal ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Katharine Drexel Elementary School D- LA #169/646 Nat'l #15,746/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 High O. Comeaux High School F LA #86/265 Nat'l #8,724/17,239

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

B Composite livability gradescore 71/100

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

• Census place: Broussard, LA
• County: Lafayette Parish · 280,930 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: 19% of renters

---

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

1 event — show timeline

• 2025-12-09 Listed $329,500 Zillow