109 Mulligan Way · Scott, LA 70507

$168,000

3 bd · 2.0 ba · 1,207 sqft · SingleFamily public records · 26 Days on market

Built 2008 4,791 sqft lot $139/sqft · 10% below area Est $182k · 8% 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 +21.1/30.0
• ARV discount +11.0/15.0
• DSCR +6.7/10.0
• 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

LIKE NEW HOME WITH SPACIOUS OPEN FLOORPLAN, GREAT SIZED FULLY FENCED YARD, AND LARGE PATIO. INSIDE THIS GREAT HOME YOU WILL FIND WOOD LAMINATE FLOORS IN THE LIVING ROOM AND CERAMIC TILE THROUGHTOUT THE WET AREAS. HOME HAS BIG MASTER BEDROOM WITH TREY CEILING AND LARGE MASTER BATH WITH DOUBLE SINKS, AND WALK IN CLOSET. THE KITCHEN FEATURES STAINLESS STEEL APPLIANCES, EAT AT KITCHEN ISLAND, AND SOLID WOOD CABINETS. BOTH GUEST BEDROOMS AND CLOSETS ARE VERY SPACIOUS. COMES SEE THIS GREAT HOME BEFORE ITS TOO LATE!

Key facts

• 4,791 sq ft lot
• Parking
• Built 2008

Property features AI

Exterior

• Parking: Open parking
• Utilities: Community sewer; Electric service: SLEMCO
• Home design: Single-family residence
• Construction: Stucco and vinyl siding over frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered porch; Shed(s)/storage; Full privacy fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central air conditioning
• Interior features: High ceilings; Crown molding; Varied ceiling heights; Walk-in closets; Tile countertops
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $241 ($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 $164k (2.1% below list).
• Recommended offer: $164k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% FRL); Carencro Middle School (math 18% / reading 28%, grade F, #145 of 218 statewide, top 69%, 665 students, 75% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 330 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 26 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 20% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,458 (2.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $182,205
• List price: $168,000
• Delta: -7.80%
• 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
104 Mulligan Way	0.04mi	3/2.0	1,157 (-4%)	6mo	$160,900	$139	86
111 Belcourt Dr	0.06mi	3/2.0	1,220 (+1%)	12mo	$173,000	$142	86
215 Royalton Pkwy	0.12mi	3/2.0	1,202 (-0%)	11mo	$180,000	$150	84
406 Common Pointes Dr	0.12mi	3/2.0	1,219 (+1%)	14mo	$184,900	$152	81
216 Royalton Pkwy	0.15mi	3/2.0	1,300 (+8%)	1mo	$205,000	$158	79
103 Royalton Pkwy	0.09mi	3/2.0	1,120 (-7%)	9mo	$175,000	$156	76
307 Wexford St	0.41mi	3/2.0	1,274 (+6%)	12mo	$194,999	$153	62
127 Country Living Dr	0.49mi	3/2.0	1,165 (-4%)	12mo	$143,000	$123	61
102 Country Living Dr	0.52mi	3/2.0	1,164 (-4%)	12mo	$180,000	$155	60
208 Blushing Groom Dr	0.71mi	3/2.0	1,216 (+1%)	13mo	$229,900	$189	55
113 Country Living Dr	0.55mi	3/2.0	1,362 (+13%)	3mo	$200,000	$147	50
312 Gun Runner Dr	0.62mi	3/2.0	1,385 (+15%)	10mo	$250,900	$181	38

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,915
• Equity at exit: $25,049

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $9,231
• Equity at exit: $14,526

Cash invested: $47,040 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 330
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $241

Break-even live

Break-even rent $1,340

Max offer price $168,000

Occupancy floor 80%

Sensitivity live

Price	-10% $336	-5% $289	+0% $241	+5% $193	+10% $146
Rent	-10% $111	-5% $176	+0% $241	+5% $306	+10% $371
Rate	-1.0pp $326	-0.5pp $284	base $241	+0.5pp $197	+1.0pp $153

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Yardley Ct Lafayette, LA	3.0	2.0	1298	$1,645	$1.27	45d	1	0.11mi

Listing history 25 events

1. 2026-06-21
   days on market $168,000 Active 26 DOM
2. 2026-06-18
   days on market $168,000 Active 23 DOM
3. 2026-06-17
   days on market $168,000 Active 22 DOM
4. 2026-06-16
   days on market $168,000 Active 21 DOM
5. 2026-06-15
   days on market $168,000 Active 20 DOM
6. 2026-06-14
   days on market $168,000 Active 18 DOM
7. 2026-06-13
   days on market $168,000 Active 17 DOM
8. 2026-06-10
   days on market $168,000 Active 15 DOM
9. 2026-06-09
   days on market $168,000 Active 14 DOM
10. 2026-06-09
    remarks 350-char remark
11. 2026-06-09
    price $168,000 Active 13 DOM
12. 2026-06-08
    days on market $178,000 Active 13 DOM
13. 2026-06-07
    days on market $178,000 Active 12 DOM
14. 2026-06-05
    days on market $178,000 Active 9 DOM
15. 2026-06-03
    days on market $178,000 Active 8 DOM
16. 2026-06-02
    days on market $178,000 Active 7 DOM
17. 2026-06-01
    days on market $178,000 Active 6 DOM
18. 2026-05-31
    days on market $178,000 Active 5 DOM
19. 2026-05-30
    days on market $178,000 Active 4 DOM
20. 2016-03-01
    soldstatus $139,500
21. 2016-02-26
    soldstatus $139,500 515-char remark

    Show marketing remark (515 chars)

    LIKE NEW HOME WITH SPACIOUS OPEN FLOORPLAN, GREAT SIZED FULLY FENCED YARD, AND LARGE PATIO. INSIDE THIS GREAT HOME YOU WILL FIND WOOD LAMINATE FLOORS IN THE LIVING ROOM AND CERAMIC TILE THROUGHTOUT THE WET AREAS. HOME HAS BIG MASTER BEDROOM WITH TREY CEILING AND LARGE MASTER BATH WITH DOUBLE SINKS, AND WALK IN CLOSET. THE KITCHEN FEATURES STAINLESS STEEL APPLIANCES, EAT AT KITCHEN ISLAND, AND SOLID WOOD CABINETS. BOTH GUEST BEDROOMS AND CLOSETS ARE VERY SPACIOUS. COMES SEE THIS GREAT HOME BEFORE ITS TOO LATE!

22. 2016-01-22
    listed $139,500 515-char remark

    Show marketing remark (515 chars)

    LIKE NEW HOME WITH SPACIOUS OPEN FLOORPLAN, GREAT SIZED FULLY FENCED YARD, AND LARGE PATIO. INSIDE THIS GREAT HOME YOU WILL FIND WOOD LAMINATE FLOORS IN THE LIVING ROOM AND CERAMIC TILE THROUGHTOUT THE WET AREAS. HOME HAS BIG MASTER BEDROOM WITH TREY CEILING AND LARGE MASTER BATH WITH DOUBLE SINKS, AND WALK IN CLOSET. THE KITCHEN FEATURES STAINLESS STEEL APPLIANCES, EAT AT KITCHEN ISLAND, AND SOLID WOOD CABINETS. BOTH GUEST BEDROOMS AND CLOSETS ARE VERY SPACIOUS. COMES SEE THIS GREAT HOME BEFORE ITS TOO LATE!

23. 2008-10-20
    soldstatus
24. 2008-10-17
    soldstatus $124,280

    Show marketing remark (262 chars)

    GREAT NEW CONSTRUCTION & NEW FLOOR PLAN. MASTER BATH WITH DOUBLE VANITIES & WHIRLPOOL TUB. CERAMIC FLOORS IN KITCHEN & BATHS, CARPET IN BEDROOMS & WOOD LAMINATE IN LIVING & DINING AREAS. 2-10 WARRANTY. FAUX WOOD BLINDS & 6' PRIVACY FENCE.

25. 2008-07-15
    listed $124,000

    Show marketing remark (262 chars)

    GREAT NEW CONSTRUCTION & NEW FLOOR PLAN. MASTER BATH WITH DOUBLE VANITIES & WHIRLPOOL TUB. CERAMIC FLOORS IN KITCHEN & BATHS, CARPET IN BEDROOMS & WOOD LAMINATE IN LIVING & DINING AREAS. 2-10 WARRANTY. FAUX WOOD BLINDS & 6' PRIVACY FENCE.

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,735
• − Mortgage interest: −$9,411
• − Property taxes: −$1,287
• − Insurance: −$840
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,887
• Taxable income: $153
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,855/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

• County: Lafayette Parish · 207,544 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

+35.5% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $168,000 AcadianaMLS
• 2026-05-26 Listed $178,000 AcadianaMLS
• 2016-03-01 Sold (Public Records) $139,500 Public Records
• 2016-02-26 Sold (MLS) $139,500 AcadianaMLS
• 2016-01-22 Listed $139,500 AcadianaMLS
• 2008-10-20 Sold (Public Records) — Public Records
• 2008-10-17 Sold (MLS) $124,280 AcadianaMLS
• 2008-07-15 Listed $124,000 AcadianaMLS

Property tax history

+11.2%/yr

Latest (2025): $1,287 · -1.3% YoY. Source: county tax records.