Oliveri V B Plan · Scott, LA 70583

$251,990

4 bd · 2.0 ba · 1,906 sqft · SingleFamily · 20 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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Harvest Creek, located in Scott, Louisiana, is an idyllic community offering the perfect blend of small-town charm and modern conveniences. It provides easy access to top-rated schools such as Acadiana High, Scott Middle School, Westside Elementary, and St. Peter & Paul Catholic Elementary. Nestled in a prime location just a few minute's drive from Lafayette. Harvest Creek offers a unique combination of tranquility and comfort. Discover the vibrant traditions of Cajun Culture at Acadiana Village, a family-friendly hub for learning and exploration, a short 15-minute drive from Harvest Creek. This family-oriented neighborhood is designed with community living in mind, featuring spacious

Key facts

• Post-tension slab
• Low e-tilt windows
• 2 garage spots

Tags

• ENERGY STAR CERTIFIED HOMES
• LOW E-TILT WINDOWS
• TANKLESS GAS WATER HEATER
• STAINLESS STEEL APPLIANCES
• 3CM GRANITE COUNTERTOPS
• POST-TENSION SLAB

Property features AI

Finance

• Financial info: List price $251,990

Exterior

• Parking: 2 parking spaces; 2-car garage
• Home design: Single-family plan (Oliveri V B)
• Exterior features: Living area approximately 1906 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Oliveri V B (new construction plan)

🏗️ New construction. The $251,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,464.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $252k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/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 $229k (9.3% below list).
• Recommended offer: $229k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Scott — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, housing 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Scott Middle School (math 20% / reading 28%, grade F, #143 of 218 statewide, top 65%, 559 students, 65% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL).
• Market conditions: 277 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 20 days — a 2% lower offer ($248k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,567 (9.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $274,464
• Comps found: 12

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)	1,750 (-8%)	3mo	$249,375	$143	77
312 Payton Woods Ln	0.55mi	4/2.0	1,858 (-2%)	4mo	$260,779	$140	67
208 Long Creek Ln	0.68mi	4/2.0	1,873 (-2%)	1mo	$289,999	$155	64
105 Nandina Dr	0.66mi	4/2.0	1,865 (-2%)	1mo	$260,550	$140	64
308 Payton Woods Ln	0.63mi	3/2.0 (-1)	1,825 (-4%)	1mo	$256,786	$141	58
300 Payton Woods Ln	0.63mi	3/2.0 (-1)	1,825 (-4%)	1mo	$258,075	$141	58
203 Payton Woods Ln	0.63mi	3/2.0 (-1)	1,825 (-4%)	3mo	$257,958	$141	56
200 Nandina Dr	0.53mi	3/2.0 (-1)	1,735 (-9%)	1mo	$255,956	$148	54
119 Nandina Dr	0.73mi	3/2.0 (-1)	1,825 (-4%)	2mo	$263,758	$145	52
212 Nandina Dr	0.53mi	3/2.0 (-1)	1,735 (-9%)	6mo	$250,450	$144	50
205 Long Creek Ln	0.67mi	3/2.0 (-1)	1,719 (-10%)	7mo	$288,700	$168	42
111 Nandina Dr	0.73mi	3/2.0 (-1)	1,689 (-11%)	2mo	$245,664	$145	40

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-50,241
• Equity at exit: $40,923

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-51,078
• Equity at exit: $23,731

Cash invested: $76,850 (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: 277
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,439
• Tax est. 1.5%: −$343 /mo · $4,117/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-91

Break-even live

Break-even rent $2,401

Max offer price $261,286

Occupancy floor 99%

Sensitivity live

Price	-10% $99	-5% $4	+0% $-91	+5% $-186	+10% $-281
Rent	-10% $-272	-5% $-181	+0% $-91	+5% $-1	+10% $89
Rate	-1.0pp $47	-0.5pp $-21	base $-91	+0.5pp $-162	+1.0pp $-235

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: $68,616
• Closing costs: $8,234
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	15d	1	0.81mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	15d	10	1.01mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	45d	1	1.20mi

Listing history 15 events

1. 2026-06-21
   days on market $251,990 Active 20 DOM
2. 2026-06-18
   days on market $251,990 Active 17 DOM
3. 2026-06-17
   days on market $251,990 Active 16 DOM
4. 2026-06-16
   days on market $251,990 Active 15 DOM
5. 2026-06-15
   days on market $251,990 Active 14 DOM
6. 2026-06-14
   days on market $251,990 Active 12 DOM
7. 2026-06-13
   days on market $251,990 Active 11 DOM
8. 2026-06-10
   days on market $251,990 Active 9 DOM
9. 2026-06-09
   days on market $251,990 Active 8 DOM
10. 2026-06-08
    days on market $251,990 Active 7 DOM
11. 2026-06-07
    days on market $251,990 Active 6 DOM
12. 2026-06-05
    days on market $251,990 Active 3 DOM
13. 2026-06-03
    days on market $251,990 Active 2 DOM
14. 2026-06-02
    remarks 695-char remark
15. 2026-06-02
    listed $251,990 Active 1 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: $27,428
• − Mortgage interest: −$15,374
• − Property taxes: −$4,117
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$7,984
• Taxable loss: −$5,808
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $301/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 · 4 photos

Good 75/100 Cosmetic rehab

The home is in good condition with minimal repairs needed. It has a good curb appeal and is ready for a fresh coat of paint and some landscaping to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior aesthetics and value ↑

ⓘ 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