239 Ivory St · Scott, LA 70506

$241,000

3 bd · 2.0 ba · 1,753 sqft · SingleFamily public records · 62 Days on market

Built 2009 7,840 sqft lot $137/sqft · 13% above area Est $213k · 13% over

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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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this charming three-bedroom, two-bathroom home that perfectly balances elegant craftsmanship with modern functionality. The interior greets you with soaring 10' ceilings and an abundance of natural light, creating an airy and inviting atmosphere throughout. At the heart of the home, the kitchen boasts custom cypress cabinetry, sleek slab granite countertops, and premium stainless steel appliances. A cozy gas fireplace anchors the living space, while a versatile additional room offers the perfect footprint for a home office, creative studio, or flexible living area.Designed with both comfort and efficiency in mind, the residence features integrated energy-saving upgrades and a dedicated laundry room complete with a utility sink. Storage is a breeze thanks to the spacious closets found throughout the floor plan. Outside, the generous backyard provides a private retreat with plenty of room for outdoor activities or gardening. Ideally situated in a prime location, this home offers effortless access to I-10 and is just minutes away from a variety of shopping, dining, and professional services.

Key facts

• Cozy gas fireplace
• Spacious closets
• Utility sink

Tags

• CUSTOM CYPRESS CABINETRY
• SLAB GRANITE COUNTERTOPS
• COZY GAS FIREPLACE
• DEDICATED LAUNDRY ROOM
• UTILITY SINK
• SPACIOUS CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $124 ($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 $209k (13.3% below list).
• Recommended offer: $209k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 62 days — a 6% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,021 (13.3% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $212,678
• List price: $241,000
• Delta: 13.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Larry St	0.17mi	3/2.0	1,800 (+3%)	0mo	$175,000	$97	87
109 Kohen Luke Dr	0.20mi	3/2.0	1,768 (+1%)	6mo	$190,500	$108	84
205 Long Creek Ln	0.60mi	3/2.0	1,719 (-2%)	7mo	$288,700	$168	63
102 Mustang St	0.15mi	4/2.0 (+1)	1,500 (-14%)	2mo	$192,500	$128	62
206 Long Creek Ln	0.60mi	3/2.0	1,684 (-4%)	7mo	$285,500	$170	59
208 Long Creek Ln	0.60mi	4/2.0 (+1)	1,873 (+7%)	1mo	$289,999	$155	55
203 Long Creek Ln	0.60mi	3/2.0	1,639 (-6%)	8mo	$286,400	$175	54
202 Long Creek Ln	0.60mi	3/2.0	1,615 (-8%)	7mo	$275,000	$170	53
104 Breckenridge Loop	0.69mi	3/2.0	1,544 (-12%)	3mo	$212,500	$138	46
126 Crooked Pine Ln	0.60mi	3/2.0	1,519 (-13%)	6mo	$303,000	$199	44
116 Bronze Medal Dr	0.74mi	3/2.0	1,619 (-8%)	10mo	$239,000	$148	44
204 Long Creek Ln	0.60mi	3/2.0	1,519 (-13%)	7mo	$269,999	$178	44

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-28,849
• Equity at exit: $35,934

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,199
• Equity at exit: $20,837

Cash invested: $67,480 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,264
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $124

Break-even live

Break-even rent $1,934

Max offer price $241,000

Occupancy floor 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: $60,250
• Closing costs: $7,230
• 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	43d	1	0.09mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	13d	10	1.37mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	43d	1	1.39mi

Listing history 25 events

1. 2026-06-18
   days on market $241,000 Active 62 DOM
2. 2026-06-17
   days on market $241,000 Active 61 DOM
3. 2026-06-16
   days on market $241,000 Active 60 DOM
4. 2026-06-15
   days on market $241,000 Active 59 DOM
5. 2026-06-14
   days on market $241,000 Active 57 DOM
6. 2026-06-13
   days on market $241,000 Active 56 DOM
7. 2026-06-10
   days on market $241,000 Active 54 DOM
8. 2026-06-09
   days on market $241,000 Active 53 DOM
9. 2026-06-08
   days on market $241,000 Active 52 DOM
10. 2026-06-07
    days on market $241,000 Active 51 DOM
11. 2026-06-05
    days on market $241,000 Active 48 DOM
12. 2026-06-03
    days on market $241,000 Active 47 DOM
13. 2026-06-02
    pricedays on market $241,000 Active 46 DOM
14. 2026-06-01
    days on market $245,000 Active 45 DOM
15. 2026-05-31
    days on market $245,000 Active 44 DOM
16. 2026-05-30
    days on market $245,000 Active 43 DOM
17. 2026-04-17
    listed $245,000 Active 1116-char remark

    Show marketing remark (1116 chars)

    Don't miss this charming three-bedroom, two-bathroom home that perfectly balances elegant craftsmanship with modern functionality. The interior greets you with soaring 10' ceilings and an abundance of natural light, creating an airy and inviting atmosphere throughout. At the heart of the home, the kitchen boasts custom cypress cabinetry, sleek slab granite countertops, and premium stainless steel appliances. A cozy gas fireplace anchors the living space, while a versatile additional room offers the perfect footprint for a home office, creative studio, or flexible living area.Designed with both comfort and efficiency in mind, the residence features integrated energy-saving upgrades and a dedicated laundry room complete with a utility sink. Storage is a breeze thanks to the spacious closets found throughout the floor plan. Outside, the generous backyard provides a private retreat with plenty of room for outdoor activities or gardening. Ideally situated in a prime location, this home offers effortless access to I-10 and is just minutes away from a variety of shopping, dining, and professional services.

18. 2016-05-02
    soldstatus $220,000
19. 2016-04-29
    soldstatus $220,000 677-char remark

    Show marketing remark (677 chars)

    Don't miss this charming 3 bed/ 2 bath home with additional office/play room filled with energy efficient features, custom new cypress cabinetry, 10' ceilings, gas fireplace, slab granite, stainless steel appliances, and laundry room with sink. The home also boasts a generous backyard, tons of natural light, and spacious closets. It's in a prime location with convenient access to shopping, banking, schools, and I-10 access. Sellers are also willing to negotiate all movable items with the sale of the home! You may also receive up to $2,000 in closing cost assistance by using the preferred lender, contact the listing agent for more details. Schedule your showing today!

20. 2015-06-16
    listed $219,500 677-char remark

    Show marketing remark (677 chars)

    Don't miss this charming 3 bed/ 2 bath home with additional office/play room filled with energy efficient features, custom new cypress cabinetry, 10' ceilings, gas fireplace, slab granite, stainless steel appliances, and laundry room with sink. The home also boasts a generous backyard, tons of natural light, and spacious closets. It's in a prime location with convenient access to shopping, banking, schools, and I-10 access. Sellers are also willing to negotiate all movable items with the sale of the home! You may also receive up to $2,000 in closing cost assistance by using the preferred lender, contact the listing agent for more details. Schedule your showing today!

21. 2010-12-28
    soldstatus $199,000
22. 2010-04-20
    listed $199,000
23. 2007-11-29
    listed $227,900
24. 2007-08-15
    soldstatus $33,500
25. 2007-05-08
    listed $33,500

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $1,961 · $163/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $25,083
• − Mortgage interest: −$13,500
• − Property taxes: −$1,961
• − Insurance: −$1,205
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$7,011
• Taxable loss: −$2,607
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $2,109/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

+631.3% since first listed

9 events — show timeline

• 2026-04-17 Listed $245,000 AcadianaMLS
• 2016-05-02 Sold (Public Records) $220,000 Public Records
• 2016-04-29 Sold (MLS) $220,000 AcadianaMLS
• 2015-06-16 Listed $219,500 AcadianaMLS
• 2010-12-28 Sold (MLS) $199,000 AcadianaMLS
• 2010-04-20 Listed $199,000 AcadianaMLS
• 2007-11-29 Listed $227,900 AcadianaMLS
• 2007-08-15 Sold (MLS) $33,500 AcadianaMLS
• 2007-05-08 Listed $33,500 AcadianaMLS

Property tax history

+4.9%/yr

Latest (2025): $1,961 · -1.3% YoY. Source: county tax records.