206 S Saint Jean St · Broussard, LA 70518

$190,000

3 bd · 3.0 ba · 2,155 sqft · SingleFamily public records · 3 Days on market

Built 1982 9,147 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

This adorable home that's in the heart of Broussard is a MUST SEE! This house hasbeen completely renovated on the inside with new granite tile counter tops in thekitchen, new gas stove with range perfect for cooking. The kitchen opens up to theliving room with plenty of natural lighting. All bedrooms have wood laminate sothere is NO CARPET in the house! A beautiful back porch is attached to the masterbedroom, perfect for entertaining with a spacious backyard and TREEHOUSE! Thebest part is the Mother-in-Law suite that has it's own kitchen and upstairs! Great forguests or for renting out! This house also has a security system installed WITHcameras. Schedule a showing today!

Key facts

• Large breakfast bar
• Wood cabinet storage
• Wood laminate floors

Tags

• OPEN-CONCEPT LIVING DESIGN
• CERAMIC TILE FLOORS
• WOOD LAMINATE FLOORS
• WOOD CABINET STORAGE
• SEAMLESS TILE COUNTERTOPS
• LARGE BREAKFAST BAR

Property features AI

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence; City street frontage
• Construction: Vinyl siding and frame construction; Composition roof
• Exterior features: Wood fencing; Covered patio/porch; Deck

Interior

• Kitchen: Dishwasher; Disposal; Gas stove; Refrigerator
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Granite tile counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.6% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% 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 52% FRL track the district average.
• Market conditions: 339 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

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. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $418,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Wedge Dr	0.36mi	3/2.0	2,250 (+4%)	4mo	$365,000	$162	68
111 Portside Dr	0.56mi	3/2.5	2,134 (-1%)	3mo	$415,000	$194	68
504 Huval Dr	0.26mi	3/2.0	1,900 (-12%)	6mo	$216,000	$114	59
407 Channel Dr	0.51mi	4/3.0 (+1)	2,309 (+7%)	4mo	$468,250	$203	56
100 Fountain Meadow Dr	0.31mi	3/2.0	1,905 (-12%)	8mo	$396,405	$208	55
107 Channel Dr	0.45mi	4/3.0 (+1)	2,250 (+4%)	16mo	$499,900	$222	54
109 Glenn St	0.22mi	3/2.0	1,857 (-14%)	12mo	$235,000	$127	53
105 Channel Dr	0.46mi	4/3.0 (+1)	2,245 (+4%)	21mo	$500,000	$223	49
600 Channel Dr	0.58mi	4/3.0 (+1)	2,300 (+7%)	11mo	$459,000	$200	47
204 Channel Dr	0.48mi	4/2.0 (+1)	2,060 (-4%)	22mo	$348,000	$169	43
100 Clearwater Dr	0.56mi	3/2.0	1,937 (-10%)	15mo	$315,000	$163	40
102 Inlet Dr	0.50mi	3/2.0	1,843 (-14%)	14mo	$345,000	$187	37

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,206
• Equity at exit: $28,330

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $44,261
• Equity at exit: $16,428

Cash invested: $53,200 (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: 339
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$996
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $519

Break-even live

Break-even rent $1,487

Max offer price $190,000

Occupancy floor 71%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 W Main St Broussard, LA	3.0	2.0	1587	$1,600	$1.01	43d	1	0.43mi
106 Clearwater Dr Broussard, LA	3.0	2.5	1838	$2,200	$1.20	21d	1	0.62mi
711 E Main St #900 Broussard, LA	3.0	3.0	2276	$1,895	$0.83	21d	1	0.62mi
711 E Main St #100 Broussard, LA	3.0	2.0	1644	$2,750	$1.67	43d	1	0.62mi
126 Heathwood Dr Broussard, LA	4.0	3.0	1989	$2,500	$1.26	43d	1	0.96mi
213 Longleaf Dr Broussard, LA	3.0	2.0	1653	$2,000	$1.21	21d	1	1.26mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	43d	1	1.33mi
200 Tennyson Dr Broussard, LA	3.0	2.5	1843	$2,300	$1.25	13d	1	1.50mi
200 Tennyson Dr Broussard, LA	3.0	2.0	1843	$2,495	$1.35	43d	1	1.50mi

Listing history 5 events

1. 2026-05-22
   listed $190,000 Active
2. 2019-08-26
   soldstatus $168,000
3. 2019-08-23
   soldstatus $168,000 680-char remark

   Show marketing remark (680 chars)

   This adorable home that's in the heart of Broussard is a MUST SEE! This house hasbeen completely renovated on the inside with new granite tile counter tops in thekitchen, new gas stove with range perfect for cooking. The kitchen opens up to theliving room with plenty of natural lighting. All bedrooms have wood laminate sothere is NO CARPET in the house! A beautiful back porch is attached to the masterbedroom, perfect for entertaining with a spacious backyard and TREEHOUSE! Thebest part is the Mother-in-Law suite that has it's own kitchen and upstairs! Great forguests or for renting out! This house also has a security system installed WITHcameras. Schedule a showing today!

4. 2019-06-24
   listed $174,999 680-char remark

   Show marketing remark (680 chars)

   This adorable home that's in the heart of Broussard is a MUST SEE! This house hasbeen completely renovated on the inside with new granite tile counter tops in thekitchen, new gas stove with range perfect for cooking. The kitchen opens up to theliving room with plenty of natural lighting. All bedrooms have wood laminate sothere is NO CARPET in the house! A beautiful back porch is attached to the masterbedroom, perfect for entertaining with a spacious backyard and TREEHOUSE! Thebest part is the Mother-in-Law suite that has it's own kitchen and upstairs! Great forguests or for renting out! This house also has a security system installed WITHcameras. Schedule a showing today!

5. 2016-11-16
   soldstatus $140,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,722
• − Mortgage interest: −$10,643
• − Property taxes: −$1,187
• − Insurance: −$950
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$5,527
• Taxable income: $3,299
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $5,435/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

• Census place: Broussard, LA
• 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

+35.7% since first listed

5 events — show timeline

• 2026-05-22 Listed $190,000 AcadianaMLS
• 2019-08-26 Sold (Public Records) $168,000 Public Records
• 2019-08-23 Sold (MLS) $168,000 AcadianaMLS
• 2019-06-24 Listed $174,999 AcadianaMLS
• 2016-11-16 Sold (Public Records) $140,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,187 · -1.4% YoY. Source: county tax records.