142 Country Garden Ln · Scott, LA 70507

$190,000

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 1 Days on market

Built 2008 6,098 sqft lot $136/sqft · 15% below area Est $223k · 15% under

---

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 +21.2/30.0
• ARV discount +14.1/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$3,000 towards closing costs or possible lease/purchase! You've been waiting for this....Duane Boudreaux quality at an affordable price. Luxurious home in peaceful country subdivision on a large lot. Slab granite countertops, full sized garage, crown molding,great master suite and closets, brand new subdivision.... come on out to visit.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2008

Property features AI

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces; Two total parking spaces
• Utilities: Gas service by Atmos; Community sewer; Electric service by SLEMCO
• Home design: Single family residence; Located on a cul-de-sac / dead-end road
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Full wood fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Granite counters
• Flooring: Tile; Vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Crown molding; Varied ceiling heights; Walk-in closets; Granite counters; Other counter materials; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (2.4% below list).
• Recommended offer: $163k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 8.0% 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: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% 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) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 330 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $160k; 19% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,003 (14.2% 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. 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $222,656
• List price: $190,000
• Delta: -14.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Country Garden Ln	0.18mi	3/2.0	1,408 (+1%)	2mo	$185,000	$131	89
146 Country Garden Ln	0.02mi	3/2.0	1,471 (+5%)	11mo	$189,000	$128	81
139 Country Garden Ln	0.04mi	3/2.0	1,536 (+10%)	5mo	$215,500	$140	77
119 Horizon Ln	0.15mi	3/2.0	1,479 (+6%)	9mo	$219,900	$149	75
120 Horizon Ln	0.17mi	3/2.0	1,421 (+2%)	21mo	$230,000	$162	72
124 Roger Rd	0.21mi	3/2.0	1,578 (+13%)	1mo	$250,000	$158	68
216 Royalton Pkwy	0.62mi	3/2.0	1,300 (-7%)	1mo	$205,000	$158	59
1003 Malapart Rd Unit G	0.69mi	3/2.0	1,350 (-3%)	19mo	$190,000	$141	47
267 Roger Rd	0.37mi	3/1.0	1,594 (+14%)	12mo	$180,000	$113	45
215 Royalton Pkwy	0.64mi	3/2.0	1,202 (-14%)	11mo	$180,000	$150	38
406 Common Pointes Dr	0.65mi	3/2.0	1,219 (-13%)	14mo	$184,900	$152	37
125 Nyoka Cir	0.56mi	3/1.5	1,190 (-15%)	17mo	$140,000	$118	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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-40,306
• Equity at exit: $28,330

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-46,757
• 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 70507

• Home prices YoY: -20.6%
• Active inventory: 330
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$996
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-153

Break-even live

Break-even rent $2,048

Max offer price $163,003

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-99	+0% $-153	+5% $-207	+10% $-260
Rent	-10% $-299	-5% $-226	+0% $-153	+5% $-80	+10% $-6
Rate	-1.0pp $-57	-0.5pp $-105	base $-153	+0.5pp $-202	+1.0pp $-252

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,945	$1.09	22d	1	0.77mi
417 Mango Dr Lafayette, LA	3.0	2.0	1613	$2,015	$1.25	15d	1	0.79mi
116 Yardley Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	45d	1	0.80mi
121 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	15d	1	0.81mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	22d	1	0.83mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	45d	1	0.83mi
122 SANTIAGO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	22d	1	0.85mi
102 Yardley Ct Lafayette, LA	3.0	2.0	1298	$1,645	$1.27	45d	1	0.86mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	22d	1	0.91mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	45d	1	0.91mi
109 Santiago Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	15d	1	0.93mi
101 Burrow Dr Scott, LA	3.0	2.0	1250	$1,300	$1.04	22d	1	1.07mi
2308 W Gloria Switch Rd Carencro, LA	3.0	2.0	1567	$1,600	$1.02	45d	1	1.27mi

Listing history 5 events

1. 2026-05-16
   status Pending 951-char remark
2. 2026-05-15
   listed $190,000 Active 951-char remark
3. 2008-11-12
   soldstatus $160,000 338-char remark

   Show marketing remark (338 chars)

   $3,000 towards closing costs or possible lease/purchase! You've been waiting for this....Duane Boudreaux quality at an affordable price. Luxurious home in peaceful country subdivision on a large lot. Slab granite countertops, full sized garage, crown molding,great master suite and closets, brand new subdivision.... come on out to visit.

4. 2008-11-12
   soldstatus

   Show marketing remark (338 chars)

   $3,000 towards closing costs or possible lease/purchase! You've been waiting for this....Duane Boudreaux quality at an affordable price. Luxurious home in peaceful country subdivision on a large lot. Slab granite countertops, full sized garage, crown molding,great master suite and closets, brand new subdivision.... come on out to visit.

5. 2007-10-03
   listed $167,900 338-char remark

   Show marketing remark (338 chars)

   $3,000 towards closing costs or possible lease/purchase! You've been waiting for this....Duane Boudreaux quality at an affordable price. Luxurious home in peaceful country subdivision on a large lot. Slab granite countertops, full sized garage, crown molding,great master suite and closets, brand new subdivision.... come on out to visit.

ⓘ 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: $1,389 · $116/mo
• Projected year-2 tax: $1,389 · $116/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $22,253
• − Mortgage interest: −$10,643
• − Property taxes: −$1,389
• − Insurance: −$6,068
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,527
• Taxable loss: −$4,935
• Est. tax savings @ 24.0%: +$1,184
• After-tax cash flow: $-650/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

+13.2% since first listed

5 events — show timeline

• 2026-05-16 Pending — AcadianaMLS
• 2026-05-15 Listed $190,000 AcadianaMLS
• 2008-11-12 Sold (Public Records) — Public Records
• 2008-11-12 Sold (MLS) $160,000 AcadianaMLS
• 2007-10-03 Listed $167,900 AcadianaMLS

Property tax history

+7.4%/yr

Latest (2025): $1,389 · -1.3% YoY. Source: county tax records.