Hillsborough IV G Plan · Scott, LA 70583

$230,990

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 754 Days on market

Good condition

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Siding Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

Key facts

• Open floor plan
• Covered rear patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• BRICK & SIDING EXTERIOR
• WALK-IN MASTER CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $230,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,586.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (10.6% below list).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.

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: 372 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $2,065/mo this rent would consume 47% of the median local household income ($53k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 754 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,271 (12.0% 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 754 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $256,586
• List price: $230,990
• Delta: -9.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Nandina Dr	0.10mi	3/2.0	1,495 (-2%)	5mo	$231,321	$155	88
117 Nandina Dr	0.11mi	3/2.0	1,601 (+5%)	3mo	$235,372	$147	84
209 Payton Woods Ln	0.12mi	3/2.0	1,601 (+5%)	3mo	$237,167	$148	83
538 L Provost St	0.15mi	3/2.0	1,329 (-13%)	1mo	$142,000	$107	71
409 Bozeman Trl	0.54mi	3/2.0	1,470 (-3%)	0mo	$334,900	$228	69
122 Oak Village Dr	0.56mi	3/2.0	1,571 (+3%)	1mo	$319,000	$203	68
309-D Villager Ave	0.49mi	3/2.0	1,596 (+5%)	4mo	$329,900	$207	66
201 Boxview St	0.62mi	3/2.0	1,604 (+5%)	3mo	$333,500	$208	60
104 Pine Harvest Ln	0.64mi	3/2.0	1,629 (+7%)	2mo	$232,990	$143	57
104 Oak Village Dr	0.59mi	3/2.0	1,705 (+12%)	4mo	$321,500	$189	49
406 Harveston Way	0.61mi	3/2.0	1,750 (+15%)	2mo	$252,840	$144	45
101 Oak Village Dr	0.61mi	3/2.5	1,732 (+14%)	3mo	$347,000	$200	44

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-50,579
• Equity at exit: $38,258

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-55,548
• Equity at exit: $22,185

Cash invested: $71,844 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 105 active · 45 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $259,300 ($161/sqft)
• Median days on market: 249 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70583

• Active inventory: 372
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,849/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-142

Break-even live

Break-even rent $2,245

Max offer price $236,065

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-53	+0% $-142	+5% $-230	+10% $-319
Rent	-10% $-305	-5% $-223	+0% $-142	+5% $-60	+10% $21
Rate	-1.0pp $-13	-0.5pp $-77	base $-142	+0.5pp $-208	+1.0pp $-276

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: $64,147
• Closing costs: $7,698
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,011	$1.83	0d	10	0.43mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	154d	1	0.56mi
315 Sandstone Ave Scott, LA	2.0	2.0	1100	$1,745	$1.59	15d	1	0.56mi
315 Sandstone Ave #205 Scott, LA	2.0	2.5	1193	$2,095	$1.76	51d	1	0.56mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	154d	1	0.58mi
110 Emerald Star Ln Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	51d	1	0.88mi
107 Alpine Dr Lafayette, LA	3.0	2.0	1413	$1,950	$1.38	14d	1	0.97mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$1,975	$1.19	1d	1	1.00mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$1,975	$1.19	14d	1	1.00mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$1,975	$1.19	38d	1	1.00mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1659	$1,600	$0.96	10d	1	1.04mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	184d	1	1.04mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	184d	1	1.08mi
124 W Avondale Dr Lafayette, LA	3.0	2.0	1656	$1,600	$0.97	37d	1	1.42mi
507 Lodge Dr Lafayette, LA	3.0	2.0	1440	$1,750	$1.22	10d	1	1.43mi
102 Steeple Chase Dr Lafayette, LA	3.0	2.0	1507	$3,200	$2.12	14d	1	1.48mi
102 Steeple Chase Dr Lafayette, LA	3.0	2.0	1507	$3,200	$2.12	19d	1	1.48mi

Listing history 50 events

1. 2026-11-08
   days on market $230,990 Active 754 DOM
2. 2026-11-07
   days on market $230,990 Active 753 DOM
3. 2026-11-06
   days on market $230,990 Active 752 DOM
4. 2026-11-05
   days on market $230,990 Active 751 DOM
5. 2026-11-04
   days on market $230,990 Active 750 DOM
6. 2026-11-02
   days on market $230,990 Active 748 DOM
7. 2026-11-01
   days on market $230,990 Active 747 DOM
8. 2026-10-31
   days on market $230,990 Active 746 DOM
9. 2026-10-30
   days on market $230,990 Active 745 DOM
10. 2026-10-29
    days on market $230,990 Active 744 DOM
11. 2026-10-28
    days on market $230,990 Active 743 DOM
12. 2026-10-27
    days on market $230,990 Active 742 DOM
13. 2026-10-26
    days on market $230,990 Active 741 DOM
14. 2026-10-25
    days on market $230,990 Active 740 DOM
15. 2026-10-24
    days on market $230,990 Active 739 DOM
16. 2026-10-23
    days on market $230,990 Active 738 DOM
17. 2026-10-22
    days on market $230,990 Active 737 DOM
18. 2026-10-21
    days on market $230,990 Active 736 DOM
19. 2026-10-20
    days on market $230,990 Active 735 DOM
20. 2026-10-19
    days on market $230,990 Active 734 DOM
21. 2026-10-18
    days on market $230,990 Active 733 DOM
22. 2026-10-17
    days on market $230,990 Active 732 DOM
23. 2026-10-16
    days on market $230,990 Active 731 DOM
24. 2026-10-15
    days on market $230,990 Active 730 DOM
25. 2026-10-14
    days on market $230,990 Active 729 DOM
26. 2026-10-13
    days on market $230,990 Active 728 DOM
27. 2026-10-12
    days on market $230,990 Active 727 DOM
28. 2026-10-11
    days on market $230,990 Active 726 DOM
29. 2026-10-10
    days on market $230,990 Active 725 DOM
30. 2026-10-09
    days on market $230,990 Active 724 DOM
31. 2026-10-08
    days on market $230,990 Active 723 DOM
32. 2026-10-07
    days on market $230,990 Active 722 DOM
33. 2026-10-06
    days on market $230,990 Active 721 DOM
34. 2026-10-05
    days on market $230,990 Active 720 DOM
35. 2026-10-04
    days on market $230,990 Active 719 DOM
36. 2026-10-03
    days on market $230,990 Active 718 DOM
37. 2026-10-03
    days on market $230,990 Active 717 DOM
38. 2026-10-01
    days on market $230,990 Active 716 DOM
39. 2026-09-30
    days on market $230,990 Active 715 DOM
40. 2026-09-29
    days on market $230,990 Active 714 DOM
41. 2026-09-28
    days on market $230,990 Active 713 DOM
42. 2026-09-27
    days on market $230,990 Active 712 DOM
43. 2026-09-26
    days on market $230,990 Active 711 DOM
44. 2026-09-25
    days on market $230,990 Active 710 DOM
45. 2026-09-24
    days on market $230,990 Active 709 DOM
46. 2026-09-24
    days on market $230,990 Active 708 DOM
47. 2026-09-22
    days on market $230,990 Active 707 DOM
48. 2026-09-21
    days on market $230,990 Active 706 DOM
49. 2026-09-20
    days on market $230,990 Active 705 DOM
50. 2026-09-19
    days on market $230,990 Active 704 DOM

ⓘ 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: $24,781
• − Mortgage interest: −$14,373
• − Property taxes: −$3,849
• − Insurance: −$1,283
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$7,464
• Taxable loss: −$6,153
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-225/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $7,610–$22,830 screening

This single-family home is in good condition with a good exterior and interior. It has a good floor plan and is ready for a fresh paint job and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home look more appealing ↑
• Both Window treatments — Improves aesthetics and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Westside Elementary School F LA #297/646 Nat'l #24,614/41,679 Middle Scott Middle School F LA #143/218 Nat'l #10,795/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

C Composite livability gradescore 66/100

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 · 280,930 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 8,670
• Household income: $52,856
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 7%

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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: ▼ -84.03%
• Current HPI: 132.4083
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

1 event — show timeline

• 2024-10-16 Listed $230,990 Zillow