Trevi IV A Plan · Scott, LA 70583

$249,990

3 bd · 2.0 ba · 1,825 sqft · SingleFamily · 440 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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of style and energy-efficient living with the Trevi IV A floor plan by DSLD Homes. Offering 1,825 square feet of living space and a total area of 2,441 square feet, this home is designed for comfort and functionality, making it ideal for families looking for a modern, spacious living environment. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an inviting space for both relaxation and entertaining. The brick, stucco, and siding exterior ensures durability and curb appeal, while the covered rear porch offers a private outdoor area to unwind. The chef-inspired kitchen includes recessed canned lighting and a walk-in pantry, providing ample storage and functionality for everyday use. The boot bench in the utility room adds a convenient organizational feature, making it easy to keep your home clutter-free. The master suite serves as a peaceful retreat, featuring a double master vanity, a separate master shower, and a garden tub for ultimate relaxation. The spacious walk-in master closet ensures that you have plenty of storage and organization space. Additional features of this energy-efficient home include three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and a design that helps reduce utility costs without compromising on comfort or style. The Trevi IV A is the ideal home for those seeking a spacious, energy-efficient living space with modern features and a timeless design. Perfec

Key facts

• Open floor plan
• Garden master tub
• Double master vanity

Tags

• OPEN FLOOR PLAN
• DOUBLE MASTER VANITY
• WALK-IN MASTER CLOSET
• GARDEN MASTER TUB
• SEPARATE MASTER SHOWER
• RECESSED CAN LIGHTING

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,394.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $75 ($903/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 $229k (8.6% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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: 277 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 440 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $250,394
• List price: $249,990
• Delta: -0.16%
• 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
121 Pine Harvest Ln	0.04mi	3/2.0	1,750 (-4%)	3mo	$249,375	$143	89
308 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	1mo	$256,786	$141	70
300 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	1mo	$258,075	$141	70
203 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	3mo	$257,958	$141	68
200 Nandina Dr	0.53mi	3/2.0	1,735 (-5%)	1mo	$255,956	$148	66
119 Nandina Dr	0.73mi	3/2.0	1,825 (0%)	2mo	$263,758	$145	65
312 Payton Woods Ln	0.55mi	4/2.0 (+1)	1,858 (+2%)	4mo	$260,779	$140	63
105 Nandina Dr	0.66mi	4/2.0 (+1)	1,865 (+2%)	1mo	$260,550	$140	59
208 Long Creek Ln	0.68mi	4/2.0 (+1)	1,873 (+3%)	1mo	$289,999	$155	58
111 Nandina Dr	0.73mi	3/2.0	1,689 (-8%)	2mo	$245,664	$145	52
109 Nandina Dr	0.73mi	3/2.0	1,601 (-12%)	5mo	$235,790	$147	41
216 Keystone Dr	0.67mi	3/2.0	1,559 (-15%)	6mo	$329,000	$211	40

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-35,746
• Equity at exit: $37,335

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-24,814
• Equity at exit: $21,650

Cash invested: $70,110 (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: 277
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,313
• Tax est. 1.5%: −$313 /mo · $3,756/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $75

Break-even live

Break-even rent $2,190

Max offer price $250,394

Occupancy floor 92%

Sensitivity live

Price	-10% $248	-5% $162	+0% $75	+5% $-11	+10% $-98
Rent	-10% $-105	-5% $-15	+0% $75	+5% $166	+10% $256
Rate	-1.0pp $201	-0.5pp $139	base $75	+0.5pp $10	+1.0pp $-56

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: $62,599
• Closing costs: $7,512
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	15d	1	0.81mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	15d	10	1.01mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	45d	1	1.20mi

Listing history 18 events

1. 2026-06-21
   days on market $249,990 Active 440 DOM
2. 2026-06-18
   days on market $249,990 Active 437 DOM
3. 2026-06-17
   days on market $249,990 Active 436 DOM
4. 2026-06-16
   days on market $249,990 Active 435 DOM
5. 2026-06-15
   days on market $249,990 Active 434 DOM
6. 2026-06-14
   days on market $249,990 Active 432 DOM
7. 2026-06-13
   days on market $249,990 Active 431 DOM
8. 2026-06-10
   days on market $249,990 Active 429 DOM
9. 2026-06-09
   days on market $249,990 Active 428 DOM
10. 2026-06-08
    days on market $249,990 Active 427 DOM
11. 2026-06-07
    days on market $249,990 Active 426 DOM
12. 2026-06-05
    days on market $249,990 Active 423 DOM
13. 2026-06-03
    days on market $249,990 Active 422 DOM
14. 2026-06-02
    days on market $249,990 Active 421 DOM
15. 2026-06-01
    days on market $249,990 Active 420 DOM
16. 2026-05-31
    days on market $249,990 Active 419 DOM
17. 2026-05-30
    days on market $249,990 Active 418 DOM
18. 2025-04-07
    listed $249,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Discover the perfect blend of style and energy-efficient living with the Trevi IV A floor plan by DSLD Homes. Offering 1,825 square feet of living space and a total area of 2,441 square feet, this home is designed for comfort and functionality, making it ideal for families looking for a modern, spacious living environment. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an inviting space for both relaxation and entertaining. The brick, stucco, and siding exterior ensures durability and curb appeal, while the covered rear porch offers a private outdoor area to unwind. The chef-inspired kitchen includes recessed canned lighting and a walk-in pantry, providing ample storage and functionality for everyday use. The boot bench in the utility room adds a convenient organizational feature, making it easy to keep your home clutter-free. The master suite serves as a peaceful retreat, featuring a double master vanity, a separate master shower, and a garden tub for ultimate relaxation. The spacious walk-in master closet ensures that you have plenty of storage and organization space. Additional features of this energy-efficient home include three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and a design that helps reduce utility costs without compromising on comfort or style. The Trevi IV A is the ideal home for those seeking a spacious, energy-efficient living space with modern features and a timeless design. Perfec

ⓘ 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: $27,428
• − Mortgage interest: −$14,026
• − Property taxes: −$3,756
• − Insurance: −$1,252
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$7,284
• Taxable loss: −$3,278
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $1,690/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 · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in the kitchen, bathrooms, roof, exterior, flooring, interior walls, and HVAC system are necessary to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and potential damage.
• Major Bathroom fixtures — Outdated and possibly in need of replacement.
• Major Roof — Visible damage and potential structural issues.
• Major Exterior siding — Significant wear and peeling paint.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Significant damage and discoloration.
• Major HVAC system — Outdated and likely in need of repair or replacement.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's appeal.
• Resale Bathroom updates — Modern bathrooms will enhance the home's value and attract more buyers.
• Both Roof replacement — A new roof will address structural issues and improve the home's curb appeal.
• Both Exterior siding and painting — A fresh exterior will improve curb appeal and attract more renters.
• Both Flooring replacement — New flooring will improve the home's condition and attract more renters.
• Both Interior wall repairs and painting — Repairs and fresh paint will improve the home's condition and attract more renters.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and potential damage.	Major	$15,000–50,000
Bathroom fixtures · Outdated and possibly in need of replacement.	Major	$15,000–50,000
Roof · Visible damage and potential structural issues.	Major	$15,000–50,000
Exterior siding · Significant wear and peeling paint.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Significant damage and discoloration.	Major	$15,000–50,000
HVAC system · Outdated and likely in need of repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's appeal. ↑
• Resale Bathroom updates — Modern bathrooms will enhance the home's value and attract more buyers. ↑
• Both Roof replacement — A new roof will address structural issues and improve the home's curb appeal. ↑
• Both Exterior siding and painting — A fresh exterior will improve curb appeal and attract more renters. ↑
• Both Flooring replacement — New flooring will improve the home's condition and attract more renters. ↑
• Both Interior wall repairs and painting — Repairs and fresh paint will improve the home's condition and attract more renters. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ 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: 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

• Census place: Scott, LA
• 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

1 event — show timeline

• 2025-04-07 Listed $249,990 Zillow