Irises V B Plan · Sterlington, LA 71280

$273,990

4 bd · 2.0 ba · 1,961 sqft · SingleFamily · 942 Days on market

Poor 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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Welcome to the Irises B V floor plan, a premier new construction home meticulously crafted by DSLD Homes. This spectacular four-bedroom, two-bathroom residence, spanning a generous 1961 square feet, offers an ideal blend of luxurious design and exceptional functionality. As an Energy Star Certified new home, the Irises B V ensures maximum energy efficiency, delivering long-term savings and a commitment to quality that is a hallmark of DSLD Homes. The handsome curb appeal, defined by the classic and durable Brick & Stucco Exterior, makes a statement before you even step inside. At the core of the Irises B V is the brilliantly designed Open Floor Plan. This layout maximizes space and natural light, creating an inviting and expansive environment perfect for both daily life and sophisticated entertaining. The gourmet kitchen is a focal point, featuring bright recessed can lighting and a massive Walk-In Pantry that provides superior storage capacity-a truly valuable feature for modern family living. The seamless flow between the kitchen and living area ensures you're always part of the action, whether you're preparing a meal or relaxing with guests. Retreat to the luxurious master suite, a private haven within this exceptional new home. Here, you'll find a spa-inspired en-suite bathroom equipped with a sleek double master vanity to eliminate morning congestion. The separate, dedicated bathing areas-including a deep Master Garden Tub for relaxing soaks and a pristine separate sho

Key facts

• 2 garage spots
• Listed 941 days

🏗️ New construction. The $273,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,051.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $274k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-223 ($-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 (8.8% below list).
• Recommended offer: $241k (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+, schools A-; 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.
• 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 942 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,111 (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 942 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $318,051
• List price: $273,990
• Delta: -13.85%
• 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
107 Fairhope Dr	0.05mi	3/2.0 (-1)	1,988 (+1%)	10mo	$275,000	$138	82
304 Southern Grove Rd	0.13mi	3/2.0 (-1)	2,020 (+3%)	4mo	$289,000	$143	80
301 Southern Grove Rd	0.15mi	3/2.0 (-1)	1,926 (-2%)	10mo	$280,000	$145	77
302 Winkler Way	0.33mi	4/2.5	1,968 (+0%)	13mo	$322,900	$164	71
207 Winkler Way	0.46mi	3/2.0 (-1)	1,967 (+0%)	4mo	$305,000	$155	70
107 Vieux Carre	0.19mi	3/2.0 (-1)	1,800 (-8%)	8mo	$315,000	$175	65
211 Barker Dr	0.48mi	4/2.0	1,838 (-6%)	2mo	$290,000	$158	65
202 Thatcher Ln	0.55mi	4/2.0	1,863 (-5%)	3mo	$305,000	$164	64
414 Thatcher Ln	0.22mi	5/2.5 (+1)	2,109 (+8%)	11mo	$335,000	$159	61
123 Vieux Carre Pl	0.26mi	3/2.0 (-1)	1,675 (-15%)	12mo	$325,000	$194	49
204 Hoover Dr	0.56mi	4/3.0	2,192 (+12%)	3mo	$311,700	$142	48
212 Hoover Dr	0.50mi	4/2.0	1,706 (-13%)	10mo	$270,000	$158	46

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: 22.1%
• Equity multiple: 2.79×
• Total profit: $159,055
• Equity at exit: $286,525

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $479,634
• Equity at exit: $617,903

Cash invested: $89,054 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,668
• Tax est. 1.5%: −$398 /mo · $4,771/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-223

Break-even live

Break-even rent $2,782

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-113	+0% $-223	+5% $-333	+10% $-443
Rent	-10% $-420	-5% $-322	+0% $-223	+5% $-124	+10% $-25
Rate	-1.0pp $-63	-0.5pp $-142	base $-223	+0.5pp $-305	+1.0pp $-389

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: $79,513
• Closing costs: $9,542
• 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	0.11mi

Listing history 18 events

1. 2026-06-19
   days on market $273,990 Active 942 DOM
2. 2026-06-18
   days on market $273,990 Active 941 DOM
3. 2026-06-17
   days on market $273,990 Active 940 DOM
4. 2026-06-16
   days on market $273,990 Active 939 DOM
5. 2026-06-15
   days on market $273,990 Active 938 DOM
6. 2026-06-14
   days on market $273,990 Active 936 DOM
7. 2026-06-13
   days on market $273,990 Active 935 DOM
8. 2026-06-10
   days on market $273,990 Active 933 DOM
9. 2026-06-09
   days on market $273,990 Active 932 DOM
10. 2026-06-08
    days on market $273,990 Active 931 DOM
11. 2026-06-07
    days on market $273,990 Active 930 DOM
12. 2026-06-03
    days on market $273,990 Active 926 DOM
13. 2026-06-02
    days on market $273,990 Active 925 DOM
14. 2026-06-01
    days on market $273,990 Active 924 DOM
15. 2026-05-31
    days on market $273,990 Active 923 DOM
16. 2026-05-30
    days on market $273,990 Active 922 DOM
17. 2026-04-14
    price $273,990 1504-char remark

    Show marketing remark (1504 chars)

    Welcome to the Irises B V floor plan, a premier new construction home meticulously crafted by DSLD Homes. This spectacular four-bedroom, two-bathroom residence, spanning a generous 1961 square feet, offers an ideal blend of luxurious design and exceptional functionality. As an Energy Star Certified new home, the Irises B V ensures maximum energy efficiency, delivering long-term savings and a commitment to quality that is a hallmark of DSLD Homes. The handsome curb appeal, defined by the classic and durable Brick & Stucco Exterior, makes a statement before you even step inside. At the core of the Irises B V is the brilliantly designed Open Floor Plan. This layout maximizes space and natural light, creating an inviting and expansive environment perfect for both daily life and sophisticated entertaining. The gourmet kitchen is a focal point, featuring bright recessed can lighting and a massive Walk-In Pantry that provides superior storage capacity-a truly valuable feature for modern family living. The seamless flow between the kitchen and living area ensures you're always part of the action, whether you're preparing a meal or relaxing with guests. Retreat to the luxurious master suite, a private haven within this exceptional new home. Here, you'll find a spa-inspired en-suite bathroom equipped with a sleek double master vanity to eliminate morning congestion. The separate, dedicated bathing areas-including a deep Master Garden Tub for relaxing soaks and a pristine separate sho

18. 2023-11-20
    listed $271,990 Active 1504-char remark

    Show marketing remark (1504 chars)

    Welcome to the Irises B V floor plan, a premier new construction home meticulously crafted by DSLD Homes. This spectacular four-bedroom, two-bathroom residence, spanning a generous 1961 square feet, offers an ideal blend of luxurious design and exceptional functionality. As an Energy Star Certified new home, the Irises B V ensures maximum energy efficiency, delivering long-term savings and a commitment to quality that is a hallmark of DSLD Homes. The handsome curb appeal, defined by the classic and durable Brick & Stucco Exterior, makes a statement before you even step inside. At the core of the Irises B V is the brilliantly designed Open Floor Plan. This layout maximizes space and natural light, creating an inviting and expansive environment perfect for both daily life and sophisticated entertaining. The gourmet kitchen is a focal point, featuring bright recessed can lighting and a massive Walk-In Pantry that provides superior storage capacity-a truly valuable feature for modern family living. The seamless flow between the kitchen and living area ensures you're always part of the action, whether you're preparing a meal or relaxing with guests. Retreat to the luxurious master suite, a private haven within this exceptional new home. Here, you'll find a spa-inspired en-suite bathroom equipped with a sleek double master vanity to eliminate morning congestion. The separate, dedicated bathing areas-including a deep Master Garden Tub for relaxing soaks and a pristine separate sho

ⓘ 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: −$17,816
• − Property taxes: −$4,771
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,252
• Taxable loss: −$8,229
• Est. tax savings @ 24.0%: +$1,975
• After-tax cash flow: $-701/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with significant road damage and poor landscaping. Extensive repairs and maintenance are needed to improve its value.

Repairs flagged

• Major Roadside repair — Roadside view shows significant potholes and road damage
• Major Exterior landscaping — Grass encroaching on the road indicates poor landscaping

Value-add opportunities

• Both Road repair — Fixing potholes and maintaining the road will improve both resale and rental value
• Both Landscaping — Maintaining the road and landscaping will enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roadside repair · Roadside view shows significant potholes and road damage	Major	$15,000–50,000
Exterior landscaping · Grass encroaching on the road indicates poor landscaping	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Road repair — Fixing potholes and maintaining the road will improve both resale and rental value ↑
• Both Landscaping — Maintaining the road and landscaping will enhance curb appeal and property value ↑

ⓘ 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

+0.7% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $273,990 Zillow
• 2023-11-20 Listed $271,990 Zillow