Trillium IV B Plan · Sterlington, LA 71280

$265,990

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 1004 Days on market

Excellent condition

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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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Introducing the Trillium IV B floor plan by DSLD Homes, offering an ideal combination of energy-efficient living and stylish design. With 1,848 square feet of living space and a total area of 2,459 square feet, this home is designed for families seeking a spacious, functional, and comfortable environment. The open floor plan connects the kitchen, dining, and living areas, creating an inviting and spacious atmosphere perfect for everyday living and entertaining. The home's brick and stucco exterior provides a timeless, durable aesthetic, while the covered rear porch offers an excellent outdoor living space to relax and unwind. The chef-inspired kitchen features recessed canned lighting, a walk-in pantry, and ample counter space for preparing meals and organizing kitchen essentials. The boot bench in the utility room helps keep your home organized, offering a practical solution for everyday living. The master suite is a serene retreat, complete with a double master vanity, a garden master tub, a separate master shower, and a spacious walk-in master closet designed for maximum storage and organization. Additional features include three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and energy-efficient construction that helps lower utility costs while enhancing comfort. The Trillium IV B is perfect for those looking for a well-designed, energy-efficient home with spacious living areas and modern features.

Key facts

• 2 garage spots
• Listed 1003 days

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,859.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1004 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 1004 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. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $310,859
• List price: $265,990
• Delta: -14.43%
• 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	1,848 (0%)	0mo	$209,000	$113	92
107 Vieux Carre	0.19mi	3/2.0	1,800 (-3%)	10mo	$315,000	$175	78
301 Southern Grove Rd	0.15mi	3/2.0	1,926 (+4%)	11mo	$280,000	$145	76
107 Fairhope Dr	0.05mi	3/2.0	1,988 (+8%)	11mo	$275,000	$138	76
304 Southern Grove Rd	0.13mi	3/2.0	2,020 (+9%)	6mo	$289,000	$143	74
403 Bishop Rd	0.18mi	3/2.0	1,656 (-10%)	2mo	$255,000	$154	73
211 Barker Dr	0.48mi	4/2.0 (+1)	1,838 (-0%)	4mo	$290,000	$158	68
202 Thatcher Ln	0.55mi	4/2.0 (+1)	1,863 (+1%)	4mo	$305,000	$164	64
207 Winkler Way	0.46mi	3/2.0	1,967 (+6%)	5mo	$305,000	$155	63
207 Lynnhaven St	0.15mi	3/2.0	1,618 (-12%)	11mo	$236,000	$146	63
123 Vieux Carre Pl	0.26mi	3/2.0	1,675 (-9%)	13mo	$325,000	$194	61
212 Hoover Dr	0.50mi	4/2.0 (+1)	1,706 (-8%)	12mo	$270,000	$158	49

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $158,304
• Equity at exit: $280,046

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $474,932
• Equity at exit: $603,930

Cash invested: $87,040 (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 →

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: +17.1% 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): −$1,630
• Tax est. 1.5%: −$389 /mo · $4,663/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-173

Break-even live

Break-even rent $2,719

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-66	+0% $-173	+5% $-281	+10% $-388
Rent	-10% $-371	-5% $-272	+0% $-173	+5% $-75	+10% $24
Rate	-1.0pp $-17	-0.5pp $-94	base $-173	+0.5pp $-254	+1.0pp $-336

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: $77,715
• Closing costs: $9,326
• 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 1004 DOM
2. 2026-08-07
   days on market $265,990 Active 1003 DOM
3. 2026-08-06
   days on market $265,990 Active 1002 DOM
4. 2026-08-05
   days on market $265,990 Active 1001 DOM
5. 2026-08-04
   days on market $265,990 Active 1000 DOM
6. 2026-08-03
   days on market $265,990 Active 999 DOM
7. 2026-07-31
   days on market $265,990 Active 996 DOM
8. 2026-07-29
   days on market $265,990 Active 994 DOM
9. 2026-07-27
   days on market $265,990 Active 992 DOM
10. 2026-07-25
    days on market $265,990 Active 990 DOM
11. 2026-07-24
    days on market $265,990 Active 989 DOM
12. 2026-07-23
    days on market $265,990 Active 988 DOM
13. 2026-07-22
    days on market $265,990 Active 987 DOM
14. 2026-07-21
    days on market $265,990 Active 986 DOM
15. 2026-07-18
    days on market $265,990 Active 983 DOM
16. 2026-07-16
    days on market $265,990 Active 981 DOM
17. 2026-07-16
    days on market $265,990 Active 980 DOM
18. 2026-07-14
    days on market $265,990 Active 979 DOM
19. 2026-07-13
    days on market $265,990 Active 978 DOM
20. 2026-07-13
    days on market $265,990 Active 977 DOM
21. 2026-07-11
    days on market $265,990 Active 976 DOM
22. 2026-07-10
    days on market $265,990 Active 975 DOM
23. 2026-07-09
    days on market $265,990 Active 974 DOM
24. 2026-07-08
    days on market $265,990 Active 973 DOM
25. 2026-07-07
    days on market $265,990 Active 972 DOM
26. 2026-07-06
    days on market $265,990 Active 971 DOM
27. 2026-07-05
    days on market $265,990 Active 970 DOM
28. 2026-07-04
    days on market $265,990 Active 969 DOM
29. 2026-07-03
    days on market $265,990 Active 968 DOM
30. 2026-07-02
    days on market $265,990 Active 967 DOM
31. 2026-07-01
    days on market $265,990 Active 966 DOM
32. 2026-06-30
    days on market $265,990 Active 965 DOM
33. 2026-06-29
    days on market $265,990 Active 964 DOM
34. 2026-06-28
    days on market $265,990 Active 963 DOM
35. 2026-06-28
    days on market $265,990 Active 962 DOM
36. 2026-06-27
    days on market $265,990 Active 961 DOM
37. 2026-06-25
    days on market $265,990 Active 959 DOM
38. 2026-06-23
    days on market $265,990 Active 957 DOM
39. 2026-06-22
    days on market $265,990 Active 956 DOM
40. 2026-06-19
    days on market $265,990 Active 954 DOM
41. 2026-06-18
    days on market $265,990 Active 953 DOM
42. 2026-06-17
    days on market $265,990 Active 952 DOM
43. 2026-06-16
    days on market $265,990 Active 951 DOM
44. 2026-06-15
    days on market $265,990 Active 950 DOM
45. 2026-06-14
    days on market $265,990 Active 948 DOM
46. 2026-06-13
    days on market $265,990 Active 947 DOM
47. 2026-06-10
    days on market $265,990 Active 945 DOM
48. 2026-06-09
    days on market $265,990 Active 944 DOM
49. 2026-06-08
    days on market $265,990 Active 943 DOM
50. 2026-06-07
    days on market $265,990 Active 942 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: −$17,413
• − Property taxes: −$4,663
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,043
• Taxable loss: −$7,473
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-286/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

Excellent 100/100 None rehab

This Trillium IV B home by DSLD Homes is in excellent condition with no visible repairs or maintenance needed. It offers a spacious and functional floor plan with a timeless exterior. Potential value-adding updates include painting, landscaping, new flooring, and lighting to further enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures throughout — Enhances interior aesthetics and energy efficiency ↑

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

+2.7% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $265,990 Zillow
• 2023-11-20 Price Changed $263,990 Zillow
• 2023-11-08 Listed $258,990 Zillow