808 Delhomme Ave · Scott, LA 70501

$79,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 188 Days on market

Built 1980 0.25 ac lot $82/sqft · 43% below area Est $129k · 39% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This income-producing property offers immediate cash flow with a long-term tenant currently generating $850 per month. In addition, the property includes space for an additional unit to be built or moved in, with water, sewer, and electrical already in place--making expansion easy and cost-effective. Conveniently located just blocks from shopping, restaurants, schools, and all the amenities the City of Scott has to offer, this property is ideal for investors looking to add value now and in the future. Don't miss this solid investment opportunity in a growing area!

Key facts

• Long term tenant
• Expansion easy
• Additional unit

Tags

• INCOME PRODUCING PROPERTY
• LONG TERM TENANT
• ADDITIONAL UNIT
• EXPANSION EASY
• CONVENIENTLY LOCATED
• GROWING AREA

🏷️ Possibly a rental listed for sale. The $79,000 price doesn't fit this home's estimated sale value (~$129,363) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 4.7% in Scott — 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 66/100 on livability (#116 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute 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); Scott Middle School (math 20% / reading 28%, grade F, #143 of 218 statewide, top 65%, 559 students, 65% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 247 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $546 of loan paydown is wiped out by about $2k 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 + 7.3% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $26k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.78% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (median comp): $129,363
• List price: $79,000
• Delta: -38.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.29×
• Total profit: $6,351
• Equity at exit: $11,779

10-year hold

• IRR: 21.1%
• Equity multiple: 3.33×
• Total profit: $51,507
• Equity at exit: $6,830

Cash invested: $22,120 (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 70501

• Rents YoY: 7.3%
• Active inventory: 247
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$414
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $196

Break-even live

Break-even rent $1,162

Max offer price $79,000

Occupancy floor 81%

Sensitivity live

Price	-10% $240	-5% $218	+0% $196	+5% $173	+10% $151
Rent	-10% $84	-5% $140	+0% $196	+5% $251	+10% $307
Rate	-1.0pp $235	-0.5pp $216	base $196	+0.5pp $175	+1.0pp $154

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Sandstone Ave #103 Scott, LA	2.0	2.5	990	$1,650	$1.67	45d	1	0.48mi
315 Sandstone Ave #206 Scott, LA	1.0	1.0	646	$1,295	$2.00	45d	1	0.48mi
100 Sandstone Ave Unit 100 Scott, LA	2.0	2.5	990	$1,650	$1.67	45d	1	0.71mi
110 Bozeman Trl Scott, LA	2.0	2.0	972	$1,650	$1.70	15d	1	0.72mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$1,668	$1.52	15d	10	0.97mi

Listing history 27 events

1. 2026-06-21
   days on market $79,000 Active 188 DOM
2. 2026-06-18
   days on market $79,000 Active 185 DOM
3. 2026-06-17
   days on market $79,000 Active 184 DOM
4. 2026-06-16
   days on market $79,000 Active 183 DOM
5. 2026-06-15
   days on market $79,000 Active 182 DOM
6. 2026-06-14
   days on market $79,000 Active 180 DOM
7. 2026-06-13
   days on market $79,000 Active 179 DOM
8. 2026-06-10
   days on market $79,000 Active 177 DOM
9. 2026-06-09
   days on market $79,000 Active 176 DOM
10. 2026-06-08
    days on market $79,000 Active 175 DOM
11. 2026-06-07
    days on market $79,000 Active 174 DOM
12. 2026-06-05
    pricedays on market $79,000 Active 171 DOM
13. 2026-06-03
    days on market $85,000 Active 170 DOM
14. 2026-06-02
    days on market $85,000 Active 169 DOM
15. 2026-06-01
    days on market $85,000 Active 168 DOM
16. 2026-05-31
    days on market $85,000 Active 167 DOM
17. 2026-05-30
    days on market $85,000 Active 166 DOM
18. 2026-05-15
    price $85,000 570-char remark

    Show marketing remark (570 chars)

    This income-producing property offers immediate cash flow with a long-term tenant currently generating $850 per month. In addition, the property includes space for an additional unit to be built or moved in, with water, sewer, and electrical already in place--making expansion easy and cost-effective. Conveniently located just blocks from shopping, restaurants, schools, and all the amenities the City of Scott has to offer, this property is ideal for investors looking to add value now and in the future. Don't miss this solid investment opportunity in a growing area!

19. 2026-04-10
    price $92,000 570-char remark

    Show marketing remark (570 chars)

    This income-producing property offers immediate cash flow with a long-term tenant currently generating $850 per month. In addition, the property includes space for an additional unit to be built or moved in, with water, sewer, and electrical already in place--making expansion easy and cost-effective. Conveniently located just blocks from shopping, restaurants, schools, and all the amenities the City of Scott has to offer, this property is ideal for investors looking to add value now and in the future. Don't miss this solid investment opportunity in a growing area!

20. 2026-02-13
    price $98,000 570-char remark

    Show marketing remark (570 chars)

    This income-producing property offers immediate cash flow with a long-term tenant currently generating $850 per month. In addition, the property includes space for an additional unit to be built or moved in, with water, sewer, and electrical already in place--making expansion easy and cost-effective. Conveniently located just blocks from shopping, restaurants, schools, and all the amenities the City of Scott has to offer, this property is ideal for investors looking to add value now and in the future. Don't miss this solid investment opportunity in a growing area!

21. 2026-01-23
    price $102,500 570-char remark

    Show marketing remark (570 chars)

    This income-producing property offers immediate cash flow with a long-term tenant currently generating $850 per month. In addition, the property includes space for an additional unit to be built or moved in, with water, sewer, and electrical already in place--making expansion easy and cost-effective. Conveniently located just blocks from shopping, restaurants, schools, and all the amenities the City of Scott has to offer, this property is ideal for investors looking to add value now and in the future. Don't miss this solid investment opportunity in a growing area!

22. 2025-12-15
    listed $105,000 Active 570-char remark

    Show marketing remark (570 chars)

    This income-producing property offers immediate cash flow with a long-term tenant currently generating $850 per month. In addition, the property includes space for an additional unit to be built or moved in, with water, sewer, and electrical already in place--making expansion easy and cost-effective. Conveniently located just blocks from shopping, restaurants, schools, and all the amenities the City of Scott has to offer, this property is ideal for investors looking to add value now and in the future. Don't miss this solid investment opportunity in a growing area!

23. 2020-02-10
    soldstatus $56,000
24. 2011-08-09
    soldstatus $9,500 281-char remark

    Show marketing remark (281 chars)

    This is a unique property in the heart of the great Town of Scott (Where the West Begins). The first 100 feet of this property does not belong to this seller, there is a concrete driveway all the way to the back with a right of passage/servitude. Nice lot with utilities and trees.

25. 2011-08-09
    soldstatus $9,500

    Show marketing remark (281 chars)

    This is a unique property in the heart of the great Town of Scott (Where the West Begins). The first 100 feet of this property does not belong to this seller, there is a concrete driveway all the way to the back with a right of passage/servitude. Nice lot with utilities and trees.

26. 2010-09-16
    listed $10,500 281-char remark

    Show marketing remark (281 chars)

    This is a unique property in the heart of the great Town of Scott (Where the West Begins). The first 100 feet of this property does not belong to this seller, there is a concrete driveway all the way to the back with a right of passage/servitude. Nice lot with utilities and trees.

27. 2010-04-30
    soldstatus $11,500

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $533 · $44/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 AE · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $16,918
• − Mortgage interest: −$4,425
• − Property taxes: −$533
• − Insurance: −$5,514
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,298
• Taxable income: $1,442
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,002/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 — Scott

• Score: 66/100
• State rank: #116
• US rank: #11265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scott, LA
• County: Lafayette Parish · 207,544 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 26,465
• Household income: $33,365
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2089.0

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 Black (73%)
• Race & ethnicity: Black 73% White 18% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2%

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: ▼ -108.63%
• Current HPI: 81.2963
• Rent YoY: ▲ 7.35%
• 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

+639.1% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $85,000 AcadianaMLS
• 2026-04-10 Price Changed $92,000 AcadianaMLS
• 2026-02-13 Price Changed $98,000 AcadianaMLS
• 2026-01-23 Price Changed $102,500 AcadianaMLS
• 2025-12-15 Listed $105,000 AcadianaMLS
• 2020-02-10 Sold (Public Records) $56,000 Public Records
• 2011-08-09 Sold (Public Records) $9,500 Public Records
• 2011-08-09 Sold (MLS) $9,500 AcadianaMLS
• 2010-09-16 Listed $10,500 AcadianaMLS
• 2010-04-30 Sold (Public Records) $11,500 Public Records

Property tax history

+22.9%/yr

Latest (2025): $533 · -1.3% YoY. Source: county tax records.