101 Rimrock Dr · Scott, LA 70506

$88,000

4 bd · 2.0 ba · 1,755 sqft · SingleFamily public records · 307 Days on market

0.26 ac lot ↓ 41% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

Key facts

• Two workshop sheds
• Corner lot
• 0.26 acre lot

Tags

• CORNER LOT
• RECTANGLE CONSTRUCTION
• TWO WORKSHOP SHEDS
• ZONED FOR WESTSIDE ELEMENTARY
• ZONED FOR SCOTT MIDDLE
• ZONED FOR ACADIANA HIGH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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); 404 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• At $2,154/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 2095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.45% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.78%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $298,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Kohen Luke Dr	0.20mi	3/2.0 (-1)	1,768 (+1%)	6mo	$190,500	$108	79
208 Long Creek Ln	0.28mi	4/2.0	1,873 (+7%)	1mo	$289,999	$155	75
205 Long Creek Ln	0.28mi	3/2.0 (-1)	1,719 (-2%)	7mo	$288,700	$168	73
206 Long Creek Ln	0.28mi	3/2.0 (-1)	1,684 (-4%)	7mo	$285,500	$170	69
117 Larry St	0.49mi	3/2.0 (-1)	1,800 (+3%)	0mo	$175,000	$97	67
203 Long Creek Ln	0.28mi	3/2.0 (-1)	1,639 (-7%)	8mo	$286,400	$175	64
202 Long Creek Ln	0.28mi	3/2.0 (-1)	1,615 (-8%)	7mo	$275,000	$170	63
101 Long Creek Ln	0.24mi	3/2.0 (-1)	1,617 (-8%)	12mo	$272,000	$168	61
102 Mustang St	0.39mi	4/2.0	1,500 (-14%)	2mo	$192,500	$128	56
126 Crooked Pine Ln	0.28mi	3/2.0 (-1)	1,519 (-13%)	6mo	$303,000	$199	54
204 Long Creek Ln	0.28mi	3/2.0 (-1)	1,519 (-13%)	7mo	$269,999	$178	54
103 Long Creek Ln	0.28mi	3/2.0 (-1)	1,521 (-13%)	11mo	$266,900	$175	51

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 54.3%
• Equity multiple: 3.43×
• Total profit: $59,855
• Equity at exit: $13,121

10-year hold

• IRR: 59.8%
• Equity multiple: 7.28×
• Total profit: $154,737
• Equity at exit: $7,609

Cash invested: $24,640 (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: 404
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,125

Break-even live

Break-even rent $730

Max offer price $88,000

Occupancy floor 43%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	43d	1	0.40mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	13d	10	1.35mi

Listing history 26 events

1. 2026-06-18
   price $88,000 Active 307 DOM
2. 2026-06-18
   days on market $89,000 Active 307 DOM
3. 2026-06-17
   days on market $89,000 Active 306 DOM
4. 2026-06-16
   days on market $89,000 Active 305 DOM
5. 2026-06-15
   days on market $89,000 Active 304 DOM
6. 2026-06-14
   days on market $89,000 Active 302 DOM
7. 2026-06-13
   days on market $89,000 Active 301 DOM
8. 2026-06-10
   days on market $89,000 Active 299 DOM
9. 2026-06-09
   days on market $89,000 Active 298 DOM
10. 2026-06-08
    days on market $89,000 Active 297 DOM
11. 2026-06-07
    days on market $89,000 Active 296 DOM
12. 2026-06-05
    days on market $89,000 Active 293 DOM
13. 2026-06-03
    days on market $89,000 Active 292 DOM
14. 2026-06-02
    days on market $89,000 Active 291 DOM
15. 2026-06-01
    days on market $89,000 Active 290 DOM
16. 2026-05-31
    days on market $89,000 Active 289 DOM
17. 2026-05-30
    days on market $89,000 Active 288 DOM
18. 2026-05-08
    price $89,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

19. 2026-02-06
    price $99,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

20. 2026-01-07
    price $110,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

21. 2025-11-19
    price $125,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

22. 2025-10-22
    price $139,999 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

23. 2025-10-17
    price $142,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

24. 2025-09-22
    price $143,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

25. 2025-09-12
    price $145,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character today.

26. 2025-08-15
    listed $150,000 Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to Rimrock. A unique 4 bed 3 bath open and split floor plan home on a corner lot. Part of what makes this home so unique is its 3 rectangle construction which gives the home a very practical and desirable layout. With a little TLC, you can bring this home back to life and enjoy all the room it has to offer. Situated on a corner lot there is plenty of room for tinkering with outside toys. Two workshop/sheds are included also for added storage. Situated in flood zone X and never flooded. Zoned for Westside Elementary, Scott Middle and Acadiana High. Make your appointment to view this home with tons of potential and character 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: $947 · $79/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $25,853
• − Mortgage interest: −$4,929
• − Property taxes: −$947
• − Insurance: −$440
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$2,560
• Taxable income: $12,840
• Est. tax owed @ 24.0%: −$3,082
• After-tax cash flow: $10,417/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

-40.7% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $89,000 AcadianaMLS
• 2026-02-06 Price Changed $99,000 AcadianaMLS
• 2026-01-07 Price Changed $110,000 AcadianaMLS
• 2025-11-19 Price Changed $125,000 AcadianaMLS
• 2025-10-22 Price Changed $139,999 AcadianaMLS
• 2025-10-17 Price Changed $142,000 AcadianaMLS
• 2025-09-22 Price Changed $143,000 AcadianaMLS
• 2025-09-12 Price Changed $145,000 AcadianaMLS
• 2025-08-15 Listed $150,000 AcadianaMLS

Property tax history

+13.2%/yr

Latest (2025): $947 · -1.3% YoY. Source: county tax records.