Yucca III B Plan · Sterlington, LA 71280

$265,990

4 bd · 2.5 ba · 1,851 sqft · SingleFamily · 130 Days on market

Good 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 +9.4/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to Somerset Park, one of the most exciting new home communities in Northeast Louisiana. Nestled in the thriving city of Sterlington, just north of Monroe, Somerset Park combines small-town charm with modern convenience. This family-friendly neighborhood offers the perfect setting for those looking to enjoy a relaxed lifestyle while staying close to everything the area has to offer. As a trusted new home builder in Louisiana, DSLD Homes is proud to bring thoughtfully designed new construction homes to Somerset Park. With a wide variety of floor plans and home site options, you can find the ideal layout to fit your lifestyle. Whether you prefer a move-in ready home or the opportunity to personalize your space, DSLD Homes has options to meet every stage of life. Sterlington is recognized as the fastest-growing community in Northeast Louisiana, and for good reason. Residents enjoy close proximity to charming boutiques, local restaurants, and everyday conveniences. Just minutes away, Monroe's lively downtown features diverse dining, entertainment, museums, and antique shopping, creating endless opportunities for fun and relaxation. Families choose Somerset Park not only for its location and beautiful homes but also for its highly rated school system. The Sterlington schools are known for excellent academics and a strong variety of extracurricular activities, including football, basketball, baseball, tennis, and fishing. For higher education, the University of Louisiana at Monroe is just a short drive away, providing even more opportunities for students and families. Every DSLD home in Somerset Park is built with quality, comfort, and efficiency in mind. These homes are ENERGY STAR® certified, featuring advanced energy-saving construction such as Low E-3 Windows, Radiant Barrier Roof Decking, superior insulation, High-Efficiency HVAC systems, and Tankless Gas Water Heaters. Stainless steel appliances and thoughtfully designed interiors-such as open flo. ..

Key facts

• Low e-3 windows
• Superior insulation
• 2 garage spots

Tags

• NEW CONSTRUCTION HOMES
• ENERGY STAR CERTIFIED
• ENERGY SAVING CONSTRUCTION
• LOW E-3 WINDOWS
• RADIANT BARRIER ROOF DECKING
• SUPERIOR INSULATION

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,786.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-228 ($-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 (6.0% below list).
• Recommended offer: $234k (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+, crime B+; 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.
• Zoned schools: Sterlington Elementary School (math 56% / reading 65%, grade B-, #62 of 646 statewide, top 10%, 820 students, 45% FRL); Sterlington Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 423 students, 48% FRL); Sterlington High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 539 students, 41% FRL).
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 130 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,071 (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 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $318,786
• List price: $265,990
• Delta: -16.56%
• 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
214 Fairhope Dr	0.16mi	3/2.0 (-1)	1,848 (-0%)	0mo	$209,000	$113	85
211 Barker Dr	0.48mi	4/2.0	1,838 (-1%)	4mo	$290,000	$158	71
107 Vieux Carre	0.19mi	3/2.0 (-1)	1,800 (-3%)	10mo	$315,000	$175	71
301 Southern Grove Rd	0.15mi	3/2.0 (-1)	1,926 (+4%)	11mo	$280,000	$145	70
107 Fairhope Dr	0.05mi	3/2.0 (-1)	1,988 (+7%)	11mo	$275,000	$138	69
202 Thatcher Ln	0.55mi	4/2.0	1,863 (+1%)	4mo	$305,000	$164	68
304 Southern Grove Rd	0.13mi	3/2.0 (-1)	2,020 (+9%)	6mo	$289,000	$143	67
403 Bishop Rd	0.18mi	3/2.0 (-1)	1,656 (-10%)	2mo	$255,000	$154	66
207 Winkler Way	0.46mi	3/2.0 (-1)	1,967 (+6%)	5mo	$305,000	$155	57
207 Lynnhaven St	0.15mi	3/2.0 (-1)	1,618 (-13%)	11mo	$236,000	$146	56
212 Hoover Dr	0.50mi	4/2.0	1,706 (-8%)	12mo	$270,000	$158	52
414 Thatcher Ln	0.22mi	5/2.5 (+1)	2,109 (+14%)	12mo	$335,000	$159	51

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: 2.78×
• Total profit: $159,132
• Equity at exit: $287,188

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $480,115
• Equity at exit: $619,331

Cash invested: $89,260 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 8 under contract
• Months of supply: 19.7 mo (5%/mo absorbed)
• Median asking: $268,990 ($144/sqft)
• Median days on market: 1004 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +19.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71280

• Home prices YoY: 4.1%
• Active inventory: 215
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,672
• Tax est. 1.5%: −$398 /mo · $4,782/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-228

Break-even live

Break-even rent $2,789

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-118	+0% $-228	+5% $-338	+10% $-448
Rent	-10% $-426	-5% $-327	+0% $-228	+5% $-129	+10% $-31
Rate	-1.0pp $-68	-0.5pp $-147	base $-228	+0.5pp $-311	+1.0pp $-395

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: $79,696
• Closing costs: $9,564
• Club membership (one-time): —
• 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	93d	1	0.11mi

Listing history 50 events

1. 2026-08-08
   days on market $265,990 Active 130 DOM
2. 2026-08-07
   days on market $265,990 Active 129 DOM
3. 2026-08-06
   days on market $265,990 Active 128 DOM
4. 2026-08-05
   days on market $265,990 Active 127 DOM
5. 2026-08-04
   days on market $265,990 Active 126 DOM
6. 2026-08-03
   days on market $265,990 Active 125 DOM
7. 2026-07-31
   days on market $265,990 Active 122 DOM
8. 2026-07-29
   days on market $265,990 Active 120 DOM
9. 2026-07-27
   days on market $265,990 Active 118 DOM
10. 2026-07-25
    days on market $265,990 Active 116 DOM
11. 2026-07-24
    days on market $265,990 Active 115 DOM
12. 2026-07-23
    days on market $265,990 Active 114 DOM
13. 2026-07-22
    days on market $265,990 Active 113 DOM
14. 2026-07-21
    days on market $265,990 Active 112 DOM
15. 2026-07-18
    days on market $265,990 Active 109 DOM
16. 2026-07-16
    days on market $265,990 Active 107 DOM
17. 2026-07-16
    days on market $265,990 Active 106 DOM
18. 2026-07-14
    days on market $265,990 Active 105 DOM
19. 2026-07-13
    days on market $265,990 Active 104 DOM
20. 2026-07-13
    days on market $265,990 Active 103 DOM
21. 2026-07-11
    days on market $265,990 Active 102 DOM
22. 2026-07-10
    days on market $265,990 Active 101 DOM
23. 2026-07-09
    days on market $265,990 Active 100 DOM
24. 2026-07-08
    days on market $265,990 Active 99 DOM
25. 2026-07-07
    days on market $265,990 Active 98 DOM
26. 2026-07-06
    days on market $265,990 Active 97 DOM
27. 2026-07-05
    days on market $265,990 Active 96 DOM
28. 2026-07-04
    days on market $265,990 Active 95 DOM
29. 2026-07-03
    days on market $265,990 Active 94 DOM
30. 2026-07-02
    days on market $265,990 Active 93 DOM
31. 2026-07-01
    days on market $265,990 Active 92 DOM
32. 2026-06-30
    days on market $265,990 Active 91 DOM
33. 2026-06-29
    days on market $265,990 Active 90 DOM
34. 2026-06-28
    days on market $265,990 Active 89 DOM
35. 2026-06-28
    days on market $265,990 Active 88 DOM
36. 2026-06-27
    days on market $265,990 Active 87 DOM
37. 2026-06-25
    days on market $265,990 Active 85 DOM
38. 2026-06-23
    days on market $265,990 Active 83 DOM
39. 2026-06-22
    days on market $265,990 Active 82 DOM
40. 2026-06-19
    days on market $265,990 Active 80 DOM
41. 2026-06-18
    days on market $265,990 Active 79 DOM
42. 2026-06-17
    days on market $265,990 Active 78 DOM
43. 2026-06-16
    days on market $265,990 Active 77 DOM
44. 2026-06-15
    days on market $265,990 Active 76 DOM
45. 2026-06-14
    days on market $265,990 Active 74 DOM
46. 2026-06-13
    days on market $265,990 Active 73 DOM
47. 2026-06-10
    days on market $265,990 Active 71 DOM
48. 2026-06-09
    days on market $265,990 Active 70 DOM
49. 2026-06-08
    days on market $265,990 Active 69 DOM
50. 2026-06-07
    days on market $265,990 Active 68 DOM

ⓘ 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: −$17,857
• − Property taxes: −$4,782
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,274
• Taxable loss: −$8,306
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-743/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 · 2 photos

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value. ↑
• Both Kitchen and bathroom updates — Updating these spaces can attract more buyers and renters. ↑
• Both HVAC and mechanical system maintenance — A well-maintained HVAC system can improve comfort and reduce energy costs. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the overall look and feel of the home. ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Sterlington Elementary School B- LA #62/646 Nat'l #7,053/41,679 Middle Sterlington Middle School B- LA #19/218 Nat'l #2,699/14,009 High Sterlington High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 70/100

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

• County: Union · 163,370 people
• Metro: Monroe, LA
• Population (ZIP): 4,999
• Household income: $75,768
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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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

+0.8% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $265,990 Zillow
• 2026-03-31 Listed $263,990 Zillow