203 Southern Grove Rd · Sterlington, LA 71280

$282,981

3 bd · 2.0 ba · 1,925 sqft · SingleFamily

Built 2026 Good condition 6,969 sqft lot $21/mo HOA · 1% of rent

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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
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

The ROSES V B in Somerset Park community offers a 3 bedroom, 2 full bathroom, open and split design with a flex space, a separate dining area, and a computer desk/niche. Features: double vanity, garden tub, separate shower, and 2 walk-in closets in the primary suite, tray ceiling in the primary bedroom, a kitchen island overlooking the living room, spacious walk-in pantry, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E til

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $282,981 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,700.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (11.7% below list).
• Recommended offer: $250k (11.7% below list) — sets the bar for 1% rule.

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+, crime B+; 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.
• Zoned schools: Sterlington Elementary School (math 56% / reading 65%, grade B-, #62 of 646 statewide, top 10%, 820 students, 45% FRL); Sterlington Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 423 students, 48% FRL); Sterlington High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 539 students, 41% FRL).
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,000 (11.7% 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. 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. 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: 0.79% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $315,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Southern Grove Rd	0.05mi	3/2.0	1,926 (+0%)	10mo	$280,000	$145	90
304 Southern Grove Rd	0.07mi	3/2.0	2,020 (+5%)	4mo	$289,000	$143	85
125 Blue Sky Dr	0.31mi	3/2.0	1,936 (+1%)	14mo	$325,000	$168	73
207 Winkler Way	0.44mi	3/2.0	1,967 (+2%)	4mo	$305,000	$155	73
107 Vieux Carre	0.22mi	3/2.0	1,800 (-6%)	8mo	$315,000	$175	72
202 Thatcher Ln	0.51mi	4/2.0 (+1)	1,863 (-3%)	3mo	$305,000	$164	64
302 Winkler Way	0.32mi	4/2.5 (+1)	1,968 (+2%)	13mo	$322,900	$164	63
211 Barker Dr	0.48mi	4/2.0 (+1)	1,838 (-4%)	2mo	$290,000	$158	63
123 Vieux Carre Pl	0.32mi	3/2.0	1,675 (-13%)	12mo	$325,000	$194	54
121 Vieux Carre	0.31mi	3/2.0	1,680 (-13%)	13mo	$325,000	$193	53
212 Hoover Dr	0.51mi	4/2.0 (+1)	1,706 (-11%)	10mo	$270,000	$158	44
204 Hoover Dr	0.55mi	4/3.0 (+1)	2,192 (+14%)	3mo	$311,700	$142	40

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: $157,485
• Equity at exit: $284,408

10-year hold

• IRR: 19.8%
• Equity multiple: 6.38×
• Total profit: $475,274
• Equity at exit: $613,336

Cash invested: $88,396 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,656
• Tax est. 1.5%: −$395 /mo · $4,736/yr
• Insurance: −$132
• HOA: −$21
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-228

Break-even live

Break-even rent $2,788

Max offer price $282,747

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: $78,925
• Closing costs: $9,471
• 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	0.12mi

HOA detail

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

Listing history 2 events

1. 2026-04-21
   listed $282,981
2. 2026-04-21
   historical

ⓘ 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: −$17,684
• − Property taxes: −$4,736
• − Insurance: −$1,578
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$252
• − Depreciation: −$9,184
• Taxable loss: −$8,234
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-757/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

Good 80/100 Cosmetic rehab

This single-family home in Sterlington, LA, is in good condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and modernization.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Smart home integration — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds modern appeal ↑

ⓘ 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 events — show timeline

• 2026-04-21 Delisted — NELABOR
• 2026-04-21 Listed $282,981 NELABOR