107 Oak Meadow Rd · Sterlington, LA 71280

$264,682

3 bd · 2.0 ba · 1,780 sqft · SingleFamily · 47 Days on market

Built 2026 Good condition 6,098 sqft lot $149/sqft · 15% below area Est $310k · 15% under $21/mo HOA · 1% of rent

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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 +15.9/30.0
• ARV discount +14.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

* 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• Double vanity
• Linen closet
• Separate shower

Tags

• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• LINEN CLOSET
• LARGE WALK IN CLOSET
• KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• 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 (5.5% below list).
• Recommended offer: $250k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.2% in Sterlington — 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 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $250,000 (5.5% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $309,991
• List price: $264,682
• Delta: -14.62%
• 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
107 Vieux Carre	0.31mi	3/2.0	1,800 (+1%)	8mo	$315,000	$175	77
301 Southern Grove Rd	0.10mi	3/2.0	1,926 (+8%)	10mo	$280,000	$145	73
207 Lynnhaven St	0.12mi	3/2.0	1,618 (-9%)	10mo	$236,000	$146	71
304 Southern Grove Rd	0.10mi	3/2.0	2,020 (+14%)	4mo	$289,000	$143	70
107 Fairhope Dr	0.17mi	3/2.0	1,988 (+12%)	10mo	$275,000	$138	64
123 Vieux Carre Pl	0.40mi	3/2.0	1,675 (-6%)	12mo	$325,000	$194	62
121 Vieux Carre	0.39mi	3/2.0	1,680 (-6%)	13mo	$325,000	$193	62
211 Barker Dr	0.57mi	4/2.0 (+1)	1,838 (+3%)	2mo	$290,000	$158	61
202 Thatcher Ln	0.60mi	4/2.0 (+1)	1,863 (+5%)	3mo	$305,000	$164	57
207 Winkler Way	0.53mi	3/2.0	1,967 (+10%)	4mo	$305,000	$155	55
212 Hoover Dr	0.60mi	4/2.0 (+1)	1,706 (-4%)	10mo	$270,000	$158	52
302 Winkler Way	0.42mi	4/2.5 (+1)	1,968 (+11%)	13mo	$322,900	$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: 25.7%
• Equity multiple: 3.05×
• Total profit: $152,155
• Equity at exit: $238,447

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $441,918
• Equity at exit: $514,219

Cash invested: $74,111 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,388
• Tax est. 1.5%: −$331 /mo · $3,970/yr
• Insurance: −$110
• HOA: −$21
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $125

Break-even live

Break-even rent $2,342

Max offer price $264,682

Occupancy floor 90%

Sensitivity live

Price	-10% $308	-5% $216	+0% $125	+5% $33	+10% $-58
Rent	-10% $-73	-5% $26	+0% $125	+5% $224	+10% $322
Rate	-1.0pp $258	-0.5pp $192	base $125	+0.5pp $56	+1.0pp $-14

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: $66,170
• Closing costs: $7,940
• 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	44d	1	0.16mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergasinternetlandscaping

Listing history 24 events

1. 2026-06-19
   days on market $264,682 Active 47 DOM
2. 2026-06-18
   days on market $264,682 Active 46 DOM
3. 2026-06-17
   days on market $264,682 Active 45 DOM
4. 2026-06-16
   days on market $264,682 Active 44 DOM
5. 2026-06-15
   days on market $264,682 Active 43 DOM
6. 2026-06-14
   days on market $264,682 Active 41 DOM
7. 2026-06-13
   days on market $264,682 Active 40 DOM
8. 2026-06-10
   days on market $264,682 Active 38 DOM
9. 2026-06-09
   days on market $264,682 Active 37 DOM
10. 2026-06-08
    days on market $264,682 Active 36 DOM
11. 2026-06-07
    days on market $264,682 Active 35 DOM
12. 2026-06-03
    days on market $264,682 Active 31 DOM
13. 2026-06-02
    days on market $264,682 Active 30 DOM
14. 2026-06-01
    days on market $264,682 Active 29 DOM
15. 2026-05-31
    days on market $264,682 Active 28 DOM
16. 2026-05-30
    days on market $264,682 Active 27 DOM
17. 2026-05-04
    status Active 783-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

18. 2026-05-04
    price $264,682 783-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

19. 2026-05-04
    status Active 668-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

20. 2026-05-04
    price $264,682 668-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

21. 2026-03-27
    historical 783-char remark

    Show marketing remark (783 chars)

    * 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

22. 2026-03-26
    status Pending 668-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

23. 2026-03-25
    listed $262,682 Active 783-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

24. 2026-03-25
    listed $262,682 Active 668-char remark

    Show marketing remark (668 chars)

    The NOLANA IV B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a large walk-in closet in the primary suite, a kitchen island overlooking the living room, large walk-in pantry, mud room with boot bench, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-yearshingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

ⓘ 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: −$14,826
• − Property taxes: −$3,970
• − Insurance: −$1,323
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$252
• − Depreciation: −$7,700
• Taxable loss: −$2,872
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $2,187/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 · 5 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and energy-efficient features. A fresh coat of paint on the exterior trim and energy-efficient updates would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ 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

+0.8% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $264,682 Zillow
• 2026-05-04 Relisted — Zillow
• 2026-05-04 Relisted — NELABOR
• 2026-05-04 Price Changed $264,682 NELABOR
• 2026-03-27 Delisted — Zillow
• 2026-03-26 Pending — NELABOR
• 2026-03-25 Listed $262,682 Zillow
• 2026-03-25 Listed $262,682 NELABOR