201 Southern Grove Rd · Sterlington, LA 71280

$277,757

4 bd · 2.0 ba · 1,961 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 6,969 sqft lot $21/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

The IRISES V B in Somerset Park community offers a 4 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, and a walk~in closet in the primary suite, double vanity in the second bathroom, a kitchen island overlooking the living room, spacious walk~in pantry, covered front porch, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi~fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30~year shingles, flood lights, and more!! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt~in windows, and more!!!

Key facts

• Double vanity
• Walk-in closet
• Separate shower

Tags

• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSET
• KITCHEN ISLAND
• SPACIOUS WALK-IN PANTRY

Property features AI

Finance

• Other: DSL/Cable available; Located in the Somerset Park subdivision
• HOA & community: Homeowners association with an annual fee of $250 (about $20.83/month); No association amenities listed

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces; Additional open parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single family residence; Site-built home; One level (entry level 1); Facing/entry information not provided
• Construction: Brick veneer and stucco exterior; Asphalt roof; Slab foundation; Built as new construction / currently under construction
• Exterior features: Covered patio/porch; Landscaped and cleared lot; Paved road access; New construction / under construction

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Double pane windows; Tankless water heater; Dishwasher; Disposal; Microwave; Electric range
• Laundry & utility: Tankless water heater

🏗️ New construction. The $277,757 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,301.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/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 (10.0% below list).
• Recommended offer: $250k (10.0% below list) — sets the bar for 1% rule.

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: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,000 (10.0% 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 38 days. Have you received any prior offers? Is the seller open to a 10% 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 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: 0.78% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (median comp): $322,301
• List price: $277,757
• Delta: -13.82%
• 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
304 Southern Grove Rd	0.08mi	3/2.0 (-1)	2,020 (+3%)	4mo	$289,000	$143	83
301 Southern Grove Rd	0.06mi	3/2.0 (-1)	1,926 (-2%)	10mo	$280,000	$145	81
302 Winkler Way	0.33mi	4/2.5	1,968 (+0%)	13mo	$322,900	$164	71
207 Winkler Way	0.44mi	3/2.0 (-1)	1,967 (+0%)	4mo	$305,000	$155	71
202 Thatcher Ln	0.51mi	4/2.0	1,863 (-5%)	3mo	$305,000	$164	66
211 Barker Dr	0.49mi	4/2.0	1,838 (-6%)	2mo	$290,000	$158	65
107 Vieux Carre	0.23mi	3/2.0 (-1)	1,800 (-8%)	8mo	$315,000	$175	64
414 Thatcher Ln	0.24mi	5/2.5 (+1)	2,109 (+8%)	11mo	$335,000	$159	60
204 Hoover Dr	0.56mi	4/3.0	2,192 (+12%)	3mo	$311,700	$142	48
212 Hoover Dr	0.51mi	4/2.0	1,706 (-13%)	10mo	$270,000	$158	46
123 Vieux Carre Pl	0.33mi	3/2.0 (-1)	1,675 (-15%)	12mo	$325,000	$194	46
121 Vieux Carre	0.32mi	3/2.0 (-1)	1,680 (-14%)	13mo	$325,000	$193	45

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $158,174
• Equity at exit: $290,354

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $479,589
• Equity at exit: $626,160

Cash invested: $90,244 (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 71280

• Home prices YoY: 4.1%
• Active inventory: 189
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,690
• Tax est. 1.5%: −$403 /mo · $4,835/yr
• Insurance: −$134
• HOA: −$21
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-273

Break-even live

Break-even rent $2,846

Max offer price $282,747

Occupancy floor —

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: $80,575
• Closing costs: $9,669
• 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	44d	1	0.12mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergaslandscaping

Listing history 6 events

1. 2026-06-02
   status $277,757 Pending 38 DOM
2. 2026-06-01
   days on market $277,757 Active 38 DOM
3. 2026-05-31
   days on market $277,757 Active 37 DOM
4. 2026-05-30
   days on market $277,757 Active 36 DOM
5. 2026-04-25
   listed $277,757 Active 799-char remark
6. 2026-04-24
   listed $277,757 Active 687-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: $30,000
• − Mortgage interest: −$18,054
• − Property taxes: −$4,835
• − Insurance: −$1,612
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$252
• − Depreciation: −$9,376
• Taxable loss: −$8,928
• Est. tax savings @ 24.0%: +$2,143
• After-tax cash flow: $-1,137/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 · 7 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern updates and a good curb appeal. It is move-in ready and would benefit from some exterior painting and energy-efficient upgrades to further increase its value.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ 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: 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

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

• Population (ZIP): 4,999

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%

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%

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

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

• 2026-06-01 Pending — NELABOR
• 2026-04-24 Listed $277,757 NELABOR