Camellia V B Plan · Sterlington, LA 71280

$320,990

4 bd · 2.0 ba · 2,204 sqft · SingleFamily · 60 Days on market

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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
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Welcome to the Camellia V B floor plan by DSLD Homes-a beautifully designed, energy-efficient home offering the perfect combination of comfort, style, and functionality. With 2,204 square feet of living space, this home delivers a spacious layout ideal for growing families or anyone who loves open, modern living. The open floor plan creates a seamless flow between the kitchen, living, and dining areas, allowing for easy entertaining and everyday living. With four bedrooms and two full bathrooms, the Camellia V B offers both space and privacy, making it ideal for a variety of lifestyles. The kitchen is equipped with recessed can lighting, a walk-in pantry for ample storage, and a boot bench in the mudroom area for added organization. The bright and inviting living room is perfect for family gatherings and quiet evenings alike. The master suite is your private retreat, featuring a double vanity, a luxurious garden tub, a separate walk-in shower, and a walk-in closet designed for comfort and convenience. With a durable and attractive brick and stucco exterior, the Camellia V B blends timeless style with curb appeal. Step outside to the covered patio, perfect for relaxing outdoors, grilling, or entertaining guests. A two-car garage provides both parking and additional storage space. As with every DSLD home, the Camellia V B is built with high-quality materials and energy-efficient features that reduce utility costs and environmental impact-offering smart savings and sustaina

Key facts

• Open floor plan
• Boot bench
• Covered patio

Tags

• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• WALK IN PANTRY
• BOOT BENCH
• COVERED PATIO
• BRICK AND STUCCO EXTERIOR

🏗️ New construction. The $320,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $376,552.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $321k.

Deal economics

• At list price, monthly cash flow is $-631 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (22.3% below list).
• Recommended offer: $250k (22.3% 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+, 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 $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($311k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $249,500 (22.3% 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 60 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.18%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $376,552
• List price: $320,990
• Delta: -14.76%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9293 Desiard Trce	0.47mi	4/2.5	2,298 (+4%)	6mo	$501,569	$218	64
105 Brook Orchard Cir	0.73mi	4/2.0	2,149 (-2%)	18mo	$340,000	$158	47
9039 Desiard Trce	0.60mi	4/3.5	2,477 (+12%)	7mo	$455,000	$184	39

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $164,915
• Equity at exit: $339,228

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $517,338
• Equity at exit: $731,558

Cash invested: $105,435 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,975
• Tax est. 1.5%: −$471 /mo · $5,648/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-631

Break-even live

Break-even rent $3,294

Max offer price $285,214

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: $94,138
• Closing costs: $11,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
492 Cliff Bullock Dr Sterlington, LA	3.0	2.0	1500	$2,495	$1.66	43d	1	1.20mi

Listing history 17 events

1. 2026-06-19
   days on market $320,990 Active 60 DOM
2. 2026-06-18
   days on market $320,990 Active 59 DOM
3. 2026-06-17
   days on market $320,990 Active 58 DOM
4. 2026-06-16
   days on market $320,990 Active 57 DOM
5. 2026-06-15
   days on market $320,990 Active 56 DOM
6. 2026-06-14
   days on market $320,990 Active 54 DOM
7. 2026-06-13
   days on market $320,990 Active 53 DOM
8. 2026-06-10
   days on market $320,990 Active 51 DOM
9. 2026-06-09
   days on market $320,990 Active 50 DOM
10. 2026-06-08
    days on market $320,990 Active 49 DOM
11. 2026-06-07
    days on market $320,990 Active 48 DOM
12. 2026-06-03
    days on market $320,990 Active 44 DOM
13. 2026-06-02
    days on market $320,990 Active 43 DOM
14. 2026-06-01
    days on market $320,990 Active 42 DOM
15. 2026-05-31
    days on market $320,990 Active 41 DOM
16. 2026-05-30
    days on market $320,990 Active 40 DOM
17. 2026-04-20
    listed $320,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Camellia V B floor plan by DSLD Homes-a beautifully designed, energy-efficient home offering the perfect combination of comfort, style, and functionality. With 2,204 square feet of living space, this home delivers a spacious layout ideal for growing families or anyone who loves open, modern living. The open floor plan creates a seamless flow between the kitchen, living, and dining areas, allowing for easy entertaining and everyday living. With four bedrooms and two full bathrooms, the Camellia V B offers both space and privacy, making it ideal for a variety of lifestyles. The kitchen is equipped with recessed can lighting, a walk-in pantry for ample storage, and a boot bench in the mudroom area for added organization. The bright and inviting living room is perfect for family gatherings and quiet evenings alike. The master suite is your private retreat, featuring a double vanity, a luxurious garden tub, a separate walk-in shower, and a walk-in closet designed for comfort and convenience. With a durable and attractive brick and stucco exterior, the Camellia V B blends timeless style with curb appeal. Step outside to the covered patio, perfect for relaxing outdoors, grilling, or entertaining guests. A two-car garage provides both parking and additional storage space. As with every DSLD home, the Camellia V B is built with high-quality materials and energy-efficient features that reduce utility costs and environmental impact-offering smart savings and sustaina

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $29,940
• − Mortgage interest: −$21,093
• − Property taxes: −$5,648
• − Insurance: −$1,883
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$10,954
• Taxable loss: −$14,428
• Est. tax savings @ 24.0%: +$3,463
• After-tax cash flow: $-4,112/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: 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

1 event — show timeline

• 2026-04-20 Listed $320,990 Zillow