Roses V A Plan · Sterlington, LA 71280

$272,990

3 bd · 2.0 ba · 1,925 sqft · SingleFamily · 1051 Days on market

Excellent 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Stucco Exterior - Recessed Can Lighting in Kitchen - Computer Desk / Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

Key facts

• 2 garage spots
• Listed 1050 days

🏗️ New construction. The $272,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,739.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-172 ($-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 $250k (8.4% below list).
• Recommended offer: $240k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sterlington Elementary School (math 56% / reading 65%, grade B-, #62 of 646 statewide, top 10%, 820 students, 45% FRL); Sterlington Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 423 students, 48% FRL); Sterlington High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 539 students, 41% FRL).
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 231 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1051 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,231 (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 1051 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 A-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. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $310,739
• List price: $272,990
• Delta: -12.15%
• 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
214 Fairhope Dr	0.16mi	3/2.0	1,848 (-4%)	2mo	$209,000	$113	84
301 Southern Grove Rd	0.15mi	3/2.0	1,926 (+0%)	13mo	$280,000	$145	82
107 Fairhope Dr	0.05mi	3/2.0	1,988 (+3%)	13mo	$275,000	$138	81
304 Southern Grove Rd	0.13mi	3/2.0	2,020 (+5%)	7mo	$289,000	$143	80
107 Vieux Carre	0.19mi	3/2.0	1,800 (-6%)	12mo	$315,000	$175	71
207 Winkler Way	0.46mi	3/2.0	1,967 (+2%)	7mo	$305,000	$155	69
403 Bishop Rd	0.18mi	3/2.0	1,656 (-14%)	3mo	$255,000	$154	66
211 Barker Dr	0.48mi	4/2.0 (+1)	1,838 (-4%)	6mo	$290,000	$158	60
202 Thatcher Ln	0.55mi	4/2.0 (+1)	1,863 (-3%)	6mo	$305,000	$164	59
123 Vieux Carre Pl	0.26mi	3/2.0	1,675 (-13%)	15mo	$325,000	$194	54
212 Hoover Dr	0.50mi	4/2.0 (+1)	1,706 (-11%)	13mo	$270,000	$158	42
204 Hoover Dr	0.56mi	4/3.0 (+1)	2,192 (+14%)	6mo	$311,700	$142	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $158,291
• Equity at exit: $279,938

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $474,853
• Equity at exit: $603,697

Cash invested: $87,007 (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: 22 active · 12 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $265,990 ($144/sqft)
• Median days on market: 1051 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +12.2% above current asking $/sqft

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

ZIP-level market 71280

• Home prices YoY: 4.1%
• Active inventory: 231
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,630
• Tax est. 1.5%: −$388 /mo · $4,661/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-172

Break-even live

Break-even rent $2,718

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-65	+0% $-172	+5% $-280	+10% $-387
Rent	-10% $-370	-5% $-271	+0% $-172	+5% $-74	+10% $25
Rate	-1.0pp $-16	-0.5pp $-93	base $-172	+0.5pp $-253	+1.0pp $-335

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: $77,685
• Closing costs: $9,322
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Lynnhaven St Monroe, LA	3.0	2.0	1710	$2,500	$1.46	139d	1	0.11mi

Listing history 50 events

1. 2026-09-24
   days on market $272,990 Active 1051 DOM
2. 2026-09-24
   days on market $272,990 Active 1050 DOM
3. 2026-09-22
   days on market $272,990 Active 1049 DOM
4. 2026-09-20
   days on market $272,990 Active 1047 DOM
5. 2026-09-18
   days on market $272,990 Active 1045 DOM
6. 2026-09-17
   days on market $272,990 Active 1044 DOM
7. 2026-09-16
   days on market $272,990 Active 1043 DOM
8. 2026-09-15
   days on market $272,990 Active 1042 DOM
9. 2026-09-15
   days on market $272,990 Active 1041 DOM
10. 2026-09-13
    days on market $272,990 Active 1040 DOM
11. 2026-09-12
    days on market $272,990 Active 1039 DOM
12. 2026-09-11
    days on market $272,990 Active 1038 DOM
13. 2026-09-05
    days on market $272,990 Active 1032 DOM
14. 2026-09-04
    days on market $272,990 Active 1031 DOM
15. 2026-09-03
    days on market $272,990 Active 1030 DOM
16. 2026-08-31
    days on market $272,990 Active 1027 DOM
17. 2026-08-30
    days on market $272,990 Active 1026 DOM
18. 2026-08-29
    days on market $272,990 Active 1025 DOM
19. 2026-08-28
    days on market $272,990 Active 1024 DOM
20. 2026-08-27
    days on market $272,990 Active 1023 DOM
21. 2026-08-25
    days on market $272,990 Active 1021 DOM
22. 2026-08-24
    days on market $272,990 Active 1020 DOM
23. 2026-08-23
    days on market $272,990 Active 1019 DOM
24. 2026-08-22
    days on market $272,990 Active 1018 DOM
25. 2026-08-21
    days on market $272,990 Active 1017 DOM
26. 2026-08-20
    days on market $272,990 Active 1016 DOM
27. 2026-08-19
    days on market $272,990 Active 1015 DOM
28. 2026-08-18
    days on market $272,990 Active 1014 DOM
29. 2026-08-17
    days on market $272,990 Active 1013 DOM
30. 2026-08-16
    days on market $272,990 Active 1012 DOM
31. 2026-08-15
    days on market $272,990 Active 1011 DOM
32. 2026-08-15
    days on market $272,990 Active 1010 DOM
33. 2026-08-13
    days on market $272,990 Active 1009 DOM
34. 2026-08-12
    days on market $272,990 Active 1008 DOM
35. 2026-08-11
    days on market $272,990 Active 1007 DOM
36. 2026-08-10
    days on market $272,990 Active 1006 DOM
37. 2026-08-09
    days on market $272,990 Active 1005 DOM
38. 2026-08-08
    days on market $272,990 Active 1004 DOM
39. 2026-08-07
    days on market $272,990 Active 1003 DOM
40. 2026-08-06
    days on market $272,990 Active 1002 DOM
41. 2026-08-05
    days on market $272,990 Active 1001 DOM
42. 2026-08-04
    days on market $272,990 Active 1000 DOM
43. 2026-08-03
    days on market $272,990 Active 999 DOM
44. 2026-07-31
    days on market $272,990 Active 996 DOM
45. 2026-07-29
    days on market $272,990 Active 994 DOM
46. 2026-07-27
    days on market $272,990 Active 992 DOM
47. 2026-07-25
    days on market $272,990 Active 990 DOM
48. 2026-07-24
    days on market $272,990 Active 989 DOM
49. 2026-07-23
    days on market $272,990 Active 988 DOM
50. 2026-07-22
    days on market $272,990 Active 987 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: $30,000
• − Mortgage interest: −$17,406
• − Property taxes: −$4,661
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,040
• Taxable loss: −$7,461
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-279/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both New flooring — Can improve the look and feel of the home, especially in high-traffic areas ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Sterlington Elementary School B- LA #62/646 Nat'l #7,053/41,679 Middle Sterlington Middle School B- LA #19/218 Nat'l #2,699/14,009 High Sterlington High School F LA #58/265 Nat'l #6,890/17,239

Schools (NCES district)

• District: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

B Composite livability gradescore 70/100

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Union · 163,370 people
• Metro: Monroe, LA
• Population (ZIP): 4,999
• Household income: $75,768
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 6% of renters

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Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 283.4492
• 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

+2.6% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $272,990 Zillow
• 2023-11-20 Price Changed $270,990 Zillow
• 2023-11-08 Listed $265,990 Zillow