Frazier V A Plan · Sterlington, LA 71280

$248,990

3 bd · 2.0 ba · 1,642 sqft · SingleFamily · 954 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Step into a world of comfort and functionality with the Frazier V A floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home provides an ideal blend of spaciousness and efficiency. The open floor plan connects the kitchen, dining, and living areas, creating an inviting atmosphere perfect for daily life and entertaining. The master suite is designed for relaxation, featuring a double vanity, garden tub, separate master shower, and a walk-in closet, giving you the ultimate retreat within your own home. The kitchen is functional and bright, with recessed lighting that enhances the space and makes cooking and hosting easy and enjoyable. The exterior of the home is beautifully finished with brick and stucco, ensuring durability and curb appeal, while the covered patio is the ideal space for outdoor dining or quiet relaxation. The two-car garage offers plenty of room for vehicles and storage. As always with DSLD Homes, the Frazier V A is built with energy efficiency in mind. From high-performance insulation to energy-efficient appliances, this home is designed to keep utility costs low while providing year-round comfort. Whether you're after style, practicality, or sustainability, the Frazier V A floor plan offers it all.

Key facts

• 2 garage spots
• Listed 953 days

🏗️ New construction. The $248,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,349.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $249k).
• Recommended offer: $219k (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+, 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 $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 954 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,111 (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 954 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $318,349
• List price: $248,990
• Delta: -21.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Lynnhaven St	0.15mi	3/2.0	1,618 (-2%)	10mo	$236,000	$146	83
123 Vieux Carre Pl	0.26mi	3/2.0	1,675 (+2%)	12mo	$325,000	$194	75
121 Vieux Carre	0.25mi	3/2.0	1,680 (+2%)	13mo	$325,000	$193	74
118 Vieux Carre	0.21mi	3/2.0	1,680 (+2%)	20mo	$325,000	$193	70
107 Vieux Carre	0.19mi	3/2.0	1,800 (+10%)	8mo	$315,000	$175	68
109 Vieux Carre Pl	0.20mi	3/2.5	1,747 (+6%)	21mo	$280,000	$160	60
104 Vieux Carre Pl	0.16mi	3/2.0	1,813 (+10%)	19mo	$340,000	$188	59
401 Bishop Rd	0.18mi	3/2.0	1,848 (+12%)	14mo	$260,000	$141	59
212 Hoover Dr	0.50mi	4/2.0 (+1)	1,706 (+4%)	10mo	$270,000	$158	57
211 Barker Dr	0.48mi	4/2.0 (+1)	1,838 (+12%)	2mo	$290,000	$158	51
202 Thatcher Ln	0.55mi	4/2.0 (+1)	1,863 (+14%)	3mo	$305,000	$164	45

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: $159,086
• Equity at exit: $286,794

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $479,829
• Equity at exit: $618,483

Cash invested: $89,138 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,669
• Tax est. 1.5%: −$398 /mo · $4,775/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-225

Break-even live

Break-even rent $2,785

Max offer price $285,786

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: $79,587
• Closing costs: $9,550
• 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	43d	1	0.11mi

Listing history 19 events

1. 2026-06-19
   days on market $248,990 Active 954 DOM
2. 2026-06-18
   days on market $248,990 Active 953 DOM
3. 2026-06-17
   days on market $248,990 Active 952 DOM
4. 2026-06-16
   days on market $248,990 Active 951 DOM
5. 2026-06-15
   days on market $248,990 Active 950 DOM
6. 2026-06-14
   days on market $248,990 Active 948 DOM
7. 2026-06-13
   days on market $248,990 Active 947 DOM
8. 2026-06-10
   days on market $248,990 Active 945 DOM
9. 2026-06-09
   days on market $248,990 Active 944 DOM
10. 2026-06-08
    days on market $248,990 Active 943 DOM
11. 2026-06-07
    days on market $248,990 Active 942 DOM
12. 2026-06-03
    days on market $248,990 Active 938 DOM
13. 2026-06-02
    days on market $248,990 Active 937 DOM
14. 2026-06-01
    days on market $248,990 Active 936 DOM
15. 2026-05-31
    days on market $248,990 Active 935 DOM
16. 2026-05-30
    days on market $248,990 Active 934 DOM
17. 2026-04-14
    price $248,990 1296-char remark

    Show marketing remark (1296 chars)

    Step into a world of comfort and functionality with the Frazier V A floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home provides an ideal blend of spaciousness and efficiency. The open floor plan connects the kitchen, dining, and living areas, creating an inviting atmosphere perfect for daily life and entertaining. The master suite is designed for relaxation, featuring a double vanity, garden tub, separate master shower, and a walk-in closet, giving you the ultimate retreat within your own home. The kitchen is functional and bright, with recessed lighting that enhances the space and makes cooking and hosting easy and enjoyable. The exterior of the home is beautifully finished with brick and stucco, ensuring durability and curb appeal, while the covered patio is the ideal space for outdoor dining or quiet relaxation. The two-car garage offers plenty of room for vehicles and storage. As always with DSLD Homes, the Frazier V A is built with energy efficiency in mind. From high-performance insulation to energy-efficient appliances, this home is designed to keep utility costs low while providing year-round comfort. Whether you're after style, practicality, or sustainability, the Frazier V A floor plan offers it all.

18. 2023-11-20
    price $246,990 1296-char remark

    Show marketing remark (1296 chars)

    Step into a world of comfort and functionality with the Frazier V A floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home provides an ideal blend of spaciousness and efficiency. The open floor plan connects the kitchen, dining, and living areas, creating an inviting atmosphere perfect for daily life and entertaining. The master suite is designed for relaxation, featuring a double vanity, garden tub, separate master shower, and a walk-in closet, giving you the ultimate retreat within your own home. The kitchen is functional and bright, with recessed lighting that enhances the space and makes cooking and hosting easy and enjoyable. The exterior of the home is beautifully finished with brick and stucco, ensuring durability and curb appeal, while the covered patio is the ideal space for outdoor dining or quiet relaxation. The two-car garage offers plenty of room for vehicles and storage. As always with DSLD Homes, the Frazier V A is built with energy efficiency in mind. From high-performance insulation to energy-efficient appliances, this home is designed to keep utility costs low while providing year-round comfort. Whether you're after style, practicality, or sustainability, the Frazier V A floor plan offers it all.

19. 2023-11-08
    listed $241,990 Active 1296-char remark

    Show marketing remark (1296 chars)

    Step into a world of comfort and functionality with the Frazier V A floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home provides an ideal blend of spaciousness and efficiency. The open floor plan connects the kitchen, dining, and living areas, creating an inviting atmosphere perfect for daily life and entertaining. The master suite is designed for relaxation, featuring a double vanity, garden tub, separate master shower, and a walk-in closet, giving you the ultimate retreat within your own home. The kitchen is functional and bright, with recessed lighting that enhances the space and makes cooking and hosting easy and enjoyable. The exterior of the home is beautifully finished with brick and stucco, ensuring durability and curb appeal, while the covered patio is the ideal space for outdoor dining or quiet relaxation. The two-car garage offers plenty of room for vehicles and storage. As always with DSLD Homes, the Frazier V A is built with energy efficiency in mind. From high-performance insulation to energy-efficient appliances, this home is designed to keep utility costs low while providing year-round comfort. Whether you're after style, practicality, or sustainability, the Frazier V A floor plan offers it all.

ⓘ 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: −$17,833
• − Property taxes: −$4,775
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,261
• Taxable loss: −$8,261
• Est. tax savings @ 24.0%: +$1,983
• After-tax cash flow: $-718/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with significant repairs and maintenance needed, including landscaping and road repair. Interior updates and kitchen/bathroom improvements would significantly increase its value.

Repairs flagged

• Major Roadside grass — Overgrown grass requires significant trimming
• Major Road — Potholes and cracks need filling and repaving

Value-add opportunities

• Both Landscaping and road repair — Improves curb appeal and road safety
• Both Interior updates — Enhances living space and appeal
• Both Kitchen and bathroom updates — Improves functionality and aesthetic

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roadside grass · Overgrown grass requires significant trimming	Major	$15,000–50,000
Road · Potholes and cracks need filling and repaving	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and road repair — Improves curb appeal and road safety ↑
• Both Interior updates — Enhances living space and appeal ↑
• Both Kitchen and bathroom updates — Improves functionality and aesthetic ↑

ⓘ 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: 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

+2.9% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $248,990 Zillow
• 2023-11-20 Price Changed $246,990 Zillow
• 2023-11-08 Listed $241,990 Zillow