Rosemont Plan · Broussard, LA 70518

$329,500

5 bd · 3.0 ba · 2,772 sqft · SingleFamily · 288 Days on market

Good condition

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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
• Cash flow +5.7/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• 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 — $360,536.

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 $-745 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (32.9% below list).
• Recommended offer: $221k (32.9% below list) — sets the bar for 1% rule.

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: 448 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 $2k of loan paydown is wiped out by about $11k 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 288 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,113 (32.9% 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 288 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: 0.61% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $360,536
• List price: $329,500
• Delta: -8.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Lake Ridge Dr	0.21mi	5/3.0	2,772 (0%)	1mo	$319,000	$115	89
110 Snapping Ln	0.39mi	4/3.0 (-1)	2,609 (-6%)	4mo	$560,000	$215	64
304 Bull Run Cir	0.28mi	5/2.0	2,500 (-10%)	9mo	$250,000	$100	59
123 Tortoise Ln	0.34mi	4/2.0 (-1)	2,346 (-15%)	5mo	$344,900	$147	46
134 N Eola Rd	0.71mi	4/3.0 (-1)	2,699 (-3%)	18mo	$299,000	$111	43

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: -32.0%
• Equity multiple: -0.05×
• Total profit: $-105,825
• Equity at exit: $53,757

10-year hold

• IRR: -36.6%
• Equity multiple: -0.52×
• Total profit: $-153,097
• Equity at exit: $31,173

Cash invested: $100,950 (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: 5 active · 4 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $280,000 ($131/sqft)
• Median days on market: 62 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: -0.8% vs 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: 448
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,891
• Tax est. 1.5%: −$451 /mo · $5,408/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-745

Break-even live

Break-even rent $3,154

Max offer price $252,764

Occupancy floor —

Sensitivity live

Price	-10% $-496	-5% $-620	+0% $-745	+5% $-869	+10% $-994
Rent	-10% $-919	-5% $-832	+0% $-745	+5% $-657	+10% $-570
Rate	-1.0pp $-563	-0.5pp $-653	base $-745	+0.5pp $-838	+1.0pp $-933

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: $90,134
• Closing costs: $10,816
• 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	116d	1	0.26mi
407 Broussard Hill Dr Broussard, LA	5.0	3.0	2087	$4,500	$2.16	139d	1	1.40mi

Listing history 50 events

1. 2026-09-24
   days on market $329,500 Active 288 DOM
2. 2026-09-22
   days on market $329,500 Active 287 DOM
3. 2026-09-21
   days on market $329,500 Active 286 DOM
4. 2026-09-20
   days on market $329,500 Active 285 DOM
5. 2026-09-19
   days on market $329,500 Active 284 DOM
6. 2026-09-18
   days on market $329,500 Active 283 DOM
7. 2026-09-17
   days on market $329,500 Active 282 DOM
8. 2026-09-16
   days on market $329,500 Active 281 DOM
9. 2026-09-15
   days on market $329,500 Active 280 DOM
10. 2026-09-14
    days on market $329,500 Active 279 DOM
11. 2026-09-13
    days on market $329,500 Active 278 DOM
12. 2026-09-12
    days on market $329,500 Active 277 DOM
13. 2026-09-11
    days on market $329,500 Active 276 DOM
14. 2026-09-05
    days on market $329,500 Active 270 DOM
15. 2026-09-04
    days on market $329,500 Active 269 DOM
16. 2026-09-03
    days on market $329,500 Active 268 DOM
17. 2026-08-31
    days on market $329,500 Active 265 DOM
18. 2026-08-30
    days on market $329,500 Active 264 DOM
19. 2026-08-29
    days on market $329,500 Active 263 DOM
20. 2026-08-28
    days on market $329,500 Active 262 DOM
21. 2026-08-27
    days on market $329,500 Active 261 DOM
22. 2026-08-25
    days on market $329,500 Active 259 DOM
23. 2026-08-24
    days on market $329,500 Active 258 DOM
24. 2026-08-23
    days on market $329,500 Active 257 DOM
25. 2026-08-22
    days on market $329,500 Active 256 DOM
26. 2026-08-21
    days on market $329,500 Active 255 DOM
27. 2026-08-20
    days on market $329,500 Active 254 DOM
28. 2026-08-19
    days on market $329,500 Active 253 DOM
29. 2026-08-18
    days on market $329,500 Active 252 DOM
30. 2026-08-17
    days on market $329,500 Active 251 DOM
31. 2026-08-16
    days on market $329,500 Active 250 DOM
32. 2026-08-15
    days on market $329,500 Active 249 DOM
33. 2026-08-14
    days on market $329,500 Active 248 DOM
34. 2026-08-13
    days on market $329,500 Active 247 DOM
35. 2026-08-12
    days on market $329,500 Active 246 DOM
36. 2026-08-11
    days on market $329,500 Active 245 DOM
37. 2026-08-10
    days on market $329,500 Active 244 DOM
38. 2026-08-09
    days on market $329,500 Active 243 DOM
39. 2026-08-08
    days on market $329,500 Active 242 DOM
40. 2026-08-07
    days on market $329,500 Active 241 DOM
41. 2026-08-06
    days on market $329,500 Active 240 DOM
42. 2026-08-05
    days on market $329,500 Active 239 DOM
43. 2026-08-04
    days on market $329,500 Active 238 DOM
44. 2026-08-03
    days on market $329,500 Active 237 DOM
45. 2026-07-31
    days on market $329,500 Active 234 DOM
46. 2026-07-30
    days on market $329,500 Active 233 DOM
47. 2026-07-29
    days on market $329,500 Active 232 DOM
48. 2026-07-27
    days on market $329,500 Active 230 DOM
49. 2026-07-23
    days on market $329,500 Active 226 DOM
50. 2026-07-22
    days on market $329,500 Active 225 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: $26,534
• − Mortgage interest: −$20,196
• − Property taxes: −$5,408
• − Insurance: −$1,803
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$10,488
• Taxable loss: −$15,606
• Est. tax savings @ 24.0%: +$3,746
• After-tax cash flow: $-5,192/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

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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%

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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%

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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

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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