208 Gouaux Rd · Scott, LA 70507

$210,000

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 41 Days on market

Built 2005 0.57 ac lot $147/sqft · at area comps Est $191k · 10% over

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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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bath gem nestled on a spacious lot in a quiet neighborhood! This well-maintained home features an open living area with vaulted ceilings, crown molding, and luxury vinyl flooring throughout. The attached carport offers covered parking with easy access, while the massive backyard is an entertainer's dream. Plenty of room to add a pool, playground, or garden. Don't miss this one!

Key facts

• Attached carport
• Massive backyard
• Open living area

Tags

• OPEN LIVING AREA
• VAULTED CEILINGS
• CROWN MOLDING
• LUXURY VINYL FLOORING
• ATTACHED CARPORT
• MASSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.5% below list).
• Recommended offer: $190k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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); Carencro Middle School (math 18% / reading 28%, grade F, #145 of 218 statewide, top 69%, 665 students, 75% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL).
• Market conditions: 330 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.
• Current owner paid $159k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,141 (9.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $190,684
• List price: $210,000
• Delta: 10.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Country Living Dr	0.21mi	3/2.0	1,362 (-5%)	3mo	$200,000	$147	80
216 Royalton Pkwy	0.45mi	3/2.0	1,300 (-9%)	1mo	$205,000	$158	63
220 Country Living Dr	0.10mi	3/2.0	1,230 (-14%)	20mo	$187,500	$152	56
111 Belcourt Dr	0.36mi	3/2.0	1,220 (-15%)	12mo	$173,000	$142	49
406 Common Pointes Dr	0.40mi	3/2.0	1,219 (-15%)	14mo	$184,900	$152	45
1522 W Gloria Switch Rd	0.72mi	3/2.0	1,553 (+9%)	9mo	$269,500	$174	44
213 Mango Dr	0.33mi	3/2.0	1,230 (-14%)	22mo	$179,000	$146	43
307 Wexford St	0.71mi	3/2.0	1,274 (-11%)	12mo	$194,999	$153	39
105 Belcourt Dr	0.38mi	3/2.0	1,215 (-15%)	23mo	$172,900	$142	38
303 Wexford St	0.69mi	3/2.0	1,293 (-10%)	18mo	$210,000	$162	36
311 Wexford St	0.72mi	3/2.0	1,274 (-11%)	18mo	$190,000	$149	33

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-25,039
• Equity at exit: $31,312

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-10,303
• Equity at exit: $18,157

Cash invested: $58,800 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 330
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $142

Break-even live

Break-even rent $1,722

Max offer price $210,000

Occupancy floor 88%

Sensitivity live

Price	-10% $260	-5% $201	+0% $142	+5% $82	+10% $23
Rent	-10% $-9	-5% $66	+0% $142	+5% $217	+10% $292
Rate	-1.0pp $247	-0.5pp $195	base $142	+0.5pp $87	+1.0pp $32

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 SANTIAGO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	23d	1	0.18mi
109 Santiago Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	15d	1	0.19mi
417 Mango Dr Lafayette, LA	3.0	2.0	1613	$2,015	$1.25	15d	1	0.19mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	23d	1	0.19mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	45d	1	0.19mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	45d	1	0.21mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	23d	1	0.21mi
121 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	15d	1	0.26mi
124 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,945	$1.09	23d	1	0.29mi
116 Yardley Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	45d	1	0.30mi
102 Yardley Ct Lafayette, LA	3.0	2.0	1298	$1,645	$1.27	45d	1	0.32mi
2308 W Gloria Switch Rd Carencro, LA	3.0	2.0	1567	$1,600	$1.02	45d	1	1.14mi

Listing history 6 events

1. 2026-05-17
   status Pending 426-char remark

   Show marketing remark (426 chars)

   Welcome home to this charming 3-bedroom, 2-bath gem nestled on a spacious lot in a quiet neighborhood! This well-maintained home features an open living area with vaulted ceilings, crown molding, and luxury vinyl flooring throughout. The attached carport offers covered parking with easy access, while the massive backyard is an entertainer's dream. Plenty of room to add a pool, playground, or garden. Don't miss this one!

2. 2026-04-06
   listed $210,000 Active 426-char remark

   Show marketing remark (426 chars)

   Welcome home to this charming 3-bedroom, 2-bath gem nestled on a spacious lot in a quiet neighborhood! This well-maintained home features an open living area with vaulted ceilings, crown molding, and luxury vinyl flooring throughout. The attached carport offers covered parking with easy access, while the massive backyard is an entertainer's dream. Plenty of room to add a pool, playground, or garden. Don't miss this one!

3. 2017-09-01
   soldstatus $159,000 501-char remark

   Show marketing remark (501 chars)

   PRICE TO SELL !Country living, close to shopping areas and minutes away from town. House has been freshly painted, with new porcelain tiles, new granite counter tops, new cabinets, split floor plan and a beautiful kitchen. This home also comes with three TVs, located in the master bedroom, guest bedroom and kitchen. Huge sized yard, perfect for animals and outdoor activities. BRAND NEW ROOF, replaced in 2016. This house is a must see! With preferred lender, all buyer's closing costs are paid for.

4. 2017-06-19
   listed $159,000 501-char remark

   Show marketing remark (501 chars)

   PRICE TO SELL !Country living, close to shopping areas and minutes away from town. House has been freshly painted, with new porcelain tiles, new granite counter tops, new cabinets, split floor plan and a beautiful kitchen. This home also comes with three TVs, located in the master bedroom, guest bedroom and kitchen. Huge sized yard, perfect for animals and outdoor activities. BRAND NEW ROOF, replaced in 2016. This house is a must see! With preferred lender, all buyer's closing costs are paid for.

5. 2005-08-25
   soldstatus $139,000
6. 2005-03-28
   listed $131,000

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,817
• − Mortgage interest: −$11,763
• − Property taxes: −$1,264
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,109
• Taxable loss: −$1,817
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $2,135/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

• County: Lafayette Parish · 207,544 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 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: ▼ -40.84%
• Current HPI: 156.889
• 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

+60.3% since first listed

6 events — show timeline

• 2026-05-17 Pending — AcadianaMLS
• 2026-04-06 Listed $210,000 AcadianaMLS
• 2017-09-01 Sold (MLS) $159,000 AcadianaMLS
• 2017-06-19 Listed $159,000 AcadianaMLS
• 2005-08-25 Sold (MLS) $139,000 AcadianaMLS
• 2005-03-28 Listed $131,000 AcadianaMLS

Property tax history

+8.0%/yr

Latest (2025): $1,264 · -1.3% YoY. Source: county tax records.