111 Eden Ridge St · Scott, LA 70529

$248,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 47 Days on market

Excellent condition 6,098 sqft lot $44/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +9.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ridgeland, a new home community in the Lafayette area. You will find Ridgeland right off Ridge Road, close to shopping centers, recreation, and entertainment. We are building a wide range of homes with open floor plans that have 3 to 5 bedrooms, 2 to 3 bathrooms, and 2-car garages. Discover the perfect blend of comfort and convenience at Ridgeland! With an array of stunning floor plans, an unbeatable location, and beautifully upgraded interiors, it's an ideal haven for families looking to thrive. Our new homes come with many included features and interior amenities. Each home has low-maintenance wood laminate flooring throughout, separate tub and shower, 3cm quartz countertops in

Key facts

• Fully sodded yards
• Open floor plans
• 6,098 sq ft lot

Tags

• OPEN FLOOR PLANS
• 3CM QUARTZ COUNTERTOPS
• PAINTED SHAKER STYLE CABINETS
• BRICK AND HARDIE FACADES
• FULLY SODDED YARDS
• SMART HOME TECHNOLOGY PACKAGE

Property features AI

Finance

• HOA & community: Homeowners association with management; Association fee $530 annually

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Has garage (2 spaces)
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Under construction; Paved road frontage
• Construction: Brick veneer, HardiPlank, vinyl siding and frame construction; Composition roof
• Exterior features: Exterior lighting; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/oven
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Double vanity; Kitchen island; Separate shower; Varied ceiling heights; Walk-in pantry; Walk-in closet(s); Quartz counters; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $248,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,183.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.3% below list).
• Recommended offer: $220k (11.3% below list) — sets the bar for 1% rule.

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: Prairie Elementary School (math 45% / reading 55%, grade D+, #125 of 646 statewide, top 20%, 606 students, 55% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 47 days — a 3% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,000 (11.3% 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 47 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $270,183
• List price: $248,000
• Delta: -8.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Top Ridge Rd	0.06mi	3/2.0	1,447 (-10%)	2mo	$229,500	$159	78
508 Lagneaux Rd	0.18mi	3/2.0	1,529 (-5%)	13mo	$405,000	$265	72
112 Eden Ridge St	0.00mi	4/2.0 (+1)	1,837 (+14%)	1mo	$276,500	$151	71
125 Eden Ridge St	0.02mi	4/2.0 (+1)	1,837 (+14%)	4mo	$264,500	$144	68
117 Eden Ridge St	0.11mi	4/2.0 (+1)	1,836 (+14%)	2mo	$263,500	$144	66
120 Eden Ridge St	0.24mi	4/2.0 (+1)	1,837 (+14%)	4mo	$265,000	$144	57
1432 Ridge Rd	0.19mi	3/2.0	1,458 (-10%)	22mo	$189,500	$130	56
105 Top Ridge Rd	0.09mi	4/2.0 (+1)	1,837 (+14%)	14mo	$268,500	$146	56
134 Eden Ridge St	0.25mi	4/2.0 (+1)	1,837 (+14%)	12mo	$273,500	$149	51

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-54,751
• Equity at exit: $40,285

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-61,634
• Equity at exit: $23,361

Cash invested: $75,651 (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 70529

• Home prices YoY: -11.1%
• Active inventory: 197
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,417
• Tax est. 1.5%: −$338 /mo · $4,053/yr
• Insurance: −$113
• HOA: −$44
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-173

Break-even live

Break-even rent $2,419

Max offer price $245,124

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-80	+0% $-173	+5% $-267	+10% $-360
Rent	-10% $-347	-5% $-260	+0% $-173	+5% $-86	+10% $1
Rate	-1.0pp $-37	-0.5pp $-104	base $-173	+0.5pp $-243	+1.0pp $-314

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: $67,546
• Closing costs: $8,105
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	23d	1	1.43mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 10 events

1. 2026-06-09
   status $248,000 Pending 47 DOM
2. 2026-06-08
   days on market $248,000 Active 47 DOM
3. 2026-06-07
   days on market $248,000 Active 46 DOM
4. 2026-06-05
   days on market $248,000 Active 43 DOM
5. 2026-06-03
   days on market $248,000 Active 42 DOM
6. 2026-06-02
   days on market $248,000 Active 41 DOM
7. 2026-06-01
   days on market $248,000 Active 40 DOM
8. 2026-05-31
   days on market $248,000 Active 39 DOM
9. 2026-05-30
   days on market $248,000 Active 38 DOM
10. 2026-04-22
    listed $248,000 Active 1627-char remark

ⓘ 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: $26,400
• − Mortgage interest: −$15,134
• − Property taxes: −$4,053
• − Insurance: −$1,351
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$528
• − Depreciation: −$7,860
• Taxable loss: −$6,750
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-458/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential to be further enhanced with some painting and landscaping to increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping the front yard — Landscaping can improve the curb appeal and add value to the home, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping the front yard — Landscaping can improve the curb appeal and add value to the home, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 8,670
• Population (ZIP): 13,557

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 62% Black 25% Hispanic / Latino 6% Two or more races 6%
• Common ancestry: Lithuanian 16% English 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 4%

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: ▼ -23.96%
• Current HPI: 192.2639
• 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

2 events — show timeline

• 2026-06-08 Pending — AcadianaMLS
• 2026-04-22 Listed $248,000 AcadianaMLS