122 Ocho Rios Ln · Scott, LA 70583

$165,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 89 Days on market

Built 1992 6,098 sqft lot Est $194k · 15% under

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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 +21.5/30.0
• ARV discount +14.2/15.0
• DSCR +6.9/10.0
• 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

Charming 3 bed / 2 bath home in quiet Nita Heights Subdivision. Large cover patio, Fenced in Back yard with storage building, Vaulted ceilings in living room with wood burning fireplace. Home comes with water purification system, Alarm and owners replaced A/C with a New Trane unit a little over 1 year ago. Don't let this one get away from you!

Key facts

• 2 closets
• No-outlet street
• Vaulted ceilings

Tags

• NO-OUTLET STREET
• TILE AND WOOD LAMINATE
• VAULTED CEILINGS
• FIREPLACE
• ENSUITE BATHROOM
• 2 CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (1.5% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Westside Elementary School (math 32% / reading 34%, grade F, #297 of 646 statewide, top 46%, 635 students, 72% 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).
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 276 active listings in the ZIP; 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 $5k 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 89 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $193,952
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Ocho Rios Ln	0.02mi	3/2.0	1,351 (+6%)	4mo	$205,000	$152	86
113 Ocho Rios Ln	0.05mi	3/2.0	1,430 (+12%)	9mo	$206,000	$144	70

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,033
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,506
• Equity at exit: $14,266

Cash invested: $46,200 (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 70583

• Active inventory: 276
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $247

Break-even live

Break-even rent $1,312

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-03-18
   status Pending
2. 2026-02-11
   price $165,000
3. 2026-02-06
   status Active
4. 2026-01-26
   status Pending
5. 2025-12-08
   listed $169,900 Active
6. 2015-03-18
   soldstatus $125,000
7. 2015-03-13
   soldstatus $125,000 345-char remark

   Show marketing remark (345 chars)

   Charming 3 bed / 2 bath home in quiet Nita Heights Subdivision. Large cover patio, Fenced in Back yard with storage building, Vaulted ceilings in living room with wood burning fireplace. Home comes with water purification system, Alarm and owners replaced A/C with a New Trane unit a little over 1 year ago. Don't let this one get away from you!

8. 2015-02-09
   listed $132,000 345-char remark

   Show marketing remark (345 chars)

   Charming 3 bed / 2 bath home in quiet Nita Heights Subdivision. Large cover patio, Fenced in Back yard with storage building, Vaulted ceilings in living room with wood burning fireplace. Home comes with water purification system, Alarm and owners replaced A/C with a New Trane unit a little over 1 year ago. Don't let this one get away from you!

9. 2014-01-12
   listed $129,000
10. 2003-12-30
    soldstatus $103,000
11. 2003-11-14
    listed $103,000
12. 1999-03-31
    soldstatus $87,000
13. 1999-02-09
    listed $87,000

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,497
• − Mortgage interest: −$9,243
• − Property taxes: −$1,228
• − Insurance: −$825
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,800
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,899/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

• City population: 8,670
• Population (ZIP): 8,670

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Common ancestry: Lithuanian 11% Slovak 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 7%

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

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

+89.7% since first listed

13 events — show timeline

• 2026-03-18 Pending — AcadianaMLS
• 2026-02-11 Price Changed $165,000 AcadianaMLS
• 2026-02-06 Relisted — AcadianaMLS
• 2026-01-26 Pending — AcadianaMLS
• 2025-12-08 Listed $169,900 AcadianaMLS
• 2015-03-18 Sold (Public Records) $125,000 Public Records
• 2015-03-13 Sold (MLS) $125,000 AcadianaMLS
• 2015-02-09 Listed $132,000 AcadianaMLS
• 2014-01-12 Listed $129,000 AcadianaMLS
• 2003-12-30 Sold (MLS) $103,000 AcadianaMLS
• 2003-11-14 Listed $103,000 AcadianaMLS
• 1999-03-31 Sold (MLS) $87,000 AcadianaMLS
• 1999-02-09 Listed $87,000 AcadianaMLS

Property tax history

+4.0%/yr

Latest (2025): $1,228 · -1.3% YoY. Source: county tax records.