Napoli V B Plan · Scott, LA 70583

$246,990

3 bd · 2.0 ba · 1,747 sqft · SingleFamily · 437 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• 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

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Stucco, Brick, and Siding - Two Car Garage - Recessed Lighting in Kitchen and Living Room - Separate Master Shower - Walk-In Master Closet

Key facts

• Open floor plan
• Recessed lighting
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• RECESSED LIGHTING
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET

🏗️ New construction. The $246,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,319.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/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 $218k (11.6% below list).
• Recommended offer: $217k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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+, schools 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.
• Market conditions: 276 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 437 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,351 (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 437 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $250,319
• List price: $246,990
• Delta: -1.33%
• 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 (+0%)	3mo	$249,375	$143	96
102 Pine Harvest Ln	0.04mi	3/2.0	1,538 (-12%)	2mo	$234,265	$152	77
200 Nandina Dr	0.53mi	3/2.0	1,735 (-1%)	1mo	$255,956	$148	73
308 Payton Woods Ln	0.63mi	3/2.0	1,825 (+4%)	1mo	$256,786	$141	62
300 Payton Woods Ln	0.63mi	3/2.0	1,825 (+4%)	1mo	$258,075	$141	62
203 Payton Woods Ln	0.63mi	3/2.0	1,825 (+4%)	3mo	$257,958	$141	61
111 Nandina Dr	0.73mi	3/2.0	1,689 (-3%)	2mo	$245,664	$145	59
119 Nandina Dr	0.73mi	3/2.0	1,825 (+4%)	2mo	$263,758	$145	57
312 Payton Woods Ln	0.55mi	4/2.0 (+1)	1,858 (+6%)	4mo	$260,779	$140	55
105 Nandina Dr	0.66mi	4/2.0 (+1)	1,865 (+7%)	1mo	$260,550	$140	52
211 Nandina Dr	0.53mi	3/2.0	1,495 (-14%)	0mo	$231,321	$155	51
208 Long Creek Ln	0.68mi	4/2.0 (+1)	1,873 (+7%)	1mo	$289,999	$155	50

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-40,835
• Equity at exit: $37,323

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-35,819
• Equity at exit: $21,643

Cash invested: $70,089 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,313
• Tax est. 1.5%: −$313 /mo · $3,755/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-5

Break-even live

Break-even rent $2,190

Max offer price $249,623

Occupancy floor 95%

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: $62,580
• Closing costs: $7,510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	13d	1	0.80mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	13d	1	0.81mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	13d	10	1.01mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	43d	1	1.20mi

Listing history 17 events

1. 2026-06-18
   days on market $246,990 Active 437 DOM
2. 2026-06-17
   days on market $246,990 Active 436 DOM
3. 2026-06-16
   days on market $246,990 Active 435 DOM
4. 2026-06-15
   days on market $246,990 Active 434 DOM
5. 2026-06-14
   days on market $246,990 Active 432 DOM
6. 2026-06-13
   days on market $246,990 Active 431 DOM
7. 2026-06-10
   days on market $246,990 Active 429 DOM
8. 2026-06-09
   days on market $246,990 Active 428 DOM
9. 2026-06-08
   days on market $246,990 Active 427 DOM
10. 2026-06-07
    days on market $246,990 Active 426 DOM
11. 2026-06-05
    days on market $246,990 Active 423 DOM
12. 2026-06-03
    days on market $246,990 Active 422 DOM
13. 2026-06-02
    days on market $246,990 Active 421 DOM
14. 2026-06-01
    days on market $246,990 Active 420 DOM
15. 2026-05-31
    days on market $246,990 Active 419 DOM
16. 2026-05-30
    days on market $246,990 Active 418 DOM
17. 2025-04-07
    listed $246,990 Active 195-char remark

    Show marketing remark (195 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Stucco, Brick, and Siding - Two Car Garage - Recessed Lighting in Kitchen and Living Room - Separate Master Shower - Walk-In Master Closet

ⓘ 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: $26,204
• − Mortgage interest: −$14,022
• − Property taxes: −$3,755
• − Insurance: −$1,252
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,282
• Taxable loss: −$4,299
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $974/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 · 3 photos

Poor 20/100 Extensive rehab

The property is in poor condition with significant overgrown vegetation and a need for extensive exterior repairs and maintenance.

Repairs flagged

• Major Landscaping — Overgrown vegetation and debris in front of the house.
• Major Exterior Painting — The exterior appears unkempt and may need repainting.
• Major Roof Inspection — The roof appears aged and may need inspection.

Value-add opportunities

• Both Landscaping and exterior painting — Improving the curb appeal and overall appearance of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and debris in front of the house.	Major	$15,000–50,000
Exterior Painting · The exterior appears unkempt and may need repainting.	Major	$15,000–50,000
Roof Inspection · The roof appears aged and may need inspection.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improving the curb appeal and overall appearance of the property. ↑

ⓘ 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 $246,990 Zillow