135 Fremont Dr · Scott, LA 70506

$179,000

3 bd · 2.0 ba · 1,867 sqft · Manufactured public records · 108 Days on market

Built 1995 1.10 ac lot $96/sqft · 47% above area Est $119k · 50% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a rare opportunity for peaceful country living on a 1.1-acre lot, just minutes from the heart of Lafayette! The large open floor plan connects three bedrooms, strategically placed for privacy while still maintaining closeness.The kitchen boasts brand-new appliances, including a refrigerator, stove, a roomy island with barstool seating, ample storage, and a large separated storage and working room.Step out from the master bedroom onto a spacious porch that overlooks a beautiful backyard--an ideal spot for watching sunsets and creating a safe haven for children.The primary bedroom features a generous walk-in tub, as highlighted in the accompanying pictures. We are seeking a family that values both indoor and outdoor togetherness to create lasting memories in this wonderful home for years to come.

Key facts

• 1.1 acre lot
• Parking
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Rents rising fast (+4.1%/yr); 413 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).
• This rent runs 44% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 108 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $179k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (median comp): $119,487
• List price: $179,000
• Delta: 49.81%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-14,796
• Equity at exit: $26,689

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $12,925
• Equity at exit: $15,477

Cash invested: $50,120 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 413
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $182

Break-even live

Break-even rent $1,880

Max offer price $179,000

Occupancy floor 86%

Sensitivity live

Price	-10% $284	-5% $233	+0% $182	+5% $132	+10% $81
Rent	-10% $16	-5% $99	+0% $182	+5% $266	+10% $349
Rate	-1.0pp $273	-0.5pp $228	base $182	+0.5pp $136	+1.0pp $89

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	45d	1	0.52mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	14d	10	0.99mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	14d	1	1.18mi

Listing history 21 events

1. 2026-06-21
   days on market $179,000 Active 108 DOM
2. 2026-06-18
   days on market $179,000 Active 105 DOM
3. 2026-06-17
   days on market $179,000 Active 104 DOM
4. 2026-06-16
   days on market $179,000 Active 103 DOM
5. 2026-06-15
   days on market $179,000 Active 102 DOM
6. 2026-06-14
   days on market $179,000 Active 100 DOM
7. 2026-06-13
   days on market $179,000 Active 99 DOM
8. 2026-06-10
   days on market $179,000 Active 97 DOM
9. 2026-06-09
   days on market $179,000 Active 96 DOM
10. 2026-06-08
    days on market $179,000 Active 95 DOM
11. 2026-06-07
    days on market $179,000 Active 94 DOM
12. 2026-06-05
    days on market $179,000 Active 91 DOM
13. 2026-06-03
    days on market $179,000 Active 90 DOM
14. 2026-06-02
    days on market $179,000 Active 89 DOM
15. 2026-06-01
    days on market $179,000 Active 88 DOM
16. 2026-05-31
    days on market $179,000 Active 87 DOM
17. 2026-05-30
    days on market $179,000 Active 86 DOM
18. 2026-05-01
    price $179,000 814-char remark

    Show marketing remark (814 chars)

    Discover a rare opportunity for peaceful country living on a 1.1-acre lot, just minutes from the heart of Lafayette! The large open floor plan connects three bedrooms, strategically placed for privacy while still maintaining closeness.The kitchen boasts brand-new appliances, including a refrigerator, stove, a roomy island with barstool seating, ample storage, and a large separated storage and working room.Step out from the master bedroom onto a spacious porch that overlooks a beautiful backyard--an ideal spot for watching sunsets and creating a safe haven for children.The primary bedroom features a generous walk-in tub, as highlighted in the accompanying pictures. We are seeking a family that values both indoor and outdoor togetherness to create lasting memories in this wonderful home for years to come.

19. 2026-03-05
    listed $199,000 Active 814-char remark

    Show marketing remark (814 chars)

    Discover a rare opportunity for peaceful country living on a 1.1-acre lot, just minutes from the heart of Lafayette! The large open floor plan connects three bedrooms, strategically placed for privacy while still maintaining closeness.The kitchen boasts brand-new appliances, including a refrigerator, stove, a roomy island with barstool seating, ample storage, and a large separated storage and working room.Step out from the master bedroom onto a spacious porch that overlooks a beautiful backyard--an ideal spot for watching sunsets and creating a safe haven for children.The primary bedroom features a generous walk-in tub, as highlighted in the accompanying pictures. We are seeking a family that values both indoor and outdoor togetherness to create lasting memories in this wonderful home for years to come.

20. 2021-06-09
    soldstatus $47,000 159-char remark

    Show marketing remark (159 chars)

    Check out this spacious 3BR/2BA home on a large lot with lots of potential. Nestled in a quiet area between Scott & Lafayette. Schedule your showing today.

21. 2021-05-12
    listed $39,900 159-char remark

    Show marketing remark (159 chars)

    Check out this spacious 3BR/2BA home on a large lot with lots of potential. Nestled in a quiet area between Scott & Lafayette. Schedule your showing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $544 · $45/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$441/yr (+$37/mo · 81.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,331
• − Mortgage interest: −$10,027
• − Property taxes: −$544
• − Insurance: −$6,014
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,207
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,313/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.

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
• County: Lafayette Parish · 207,544 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• Metro: Lafayette, LA
• 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

+348.6% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $179,000 AcadianaMLS
• 2026-03-05 Listed $199,000 AcadianaMLS
• 2021-06-09 Sold (MLS) $47,000 AcadianaMLS
• 2021-05-12 Listed $39,900 AcadianaMLS

Property tax history

+34.2%/yr

Latest (2025): $544 · -1.3% YoY. Source: county tax records.