Dogwood IV C Plan · Sterlington, LA 71280

$251,990

3 bd · 2.0 ba · 1,685 sqft · SingleFamily · 992 Days on market

Fair 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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

The Dogwood IV C floor plan by DSLD Homes combines smart design, stylish finishes, and energy-efficient construction to create a home that's both beautiful and practical. With 1,685 square feet of well-utilized living space and a total area of 2,247 square feet, this single-story home offers an open concept layout that flows seamlessly from room to room, making it perfect for family living and entertaining alike. The heart of the home is the thoughtfully designed kitchen, featuring recessed can lighting, ample cabinetry, and a spacious walk-in pantry that adds convenience and storage. The airy living and dining areas are filled with natural light, enhancing the sense of space and comfort throughout the home. The luxurious master suite offers a relaxing retreat with a garden tub, separate walk-in shower, double vanities, and generous walk-in closets. Two additional bedrooms and a second full bathroom provide plenty of room for family members or guests. The home's exterior is finished with a classic mix of brick and stucco, giving it long-lasting charm and curb appeal. Outdoor living is just as enjoyable with a covered rear patio-perfect for morning coffee or evening gatherings. A two-car garage adds everyday convenience, while energy-efficient features help reduce monthly utility costs and support a more sustainable lifestyle.

Key facts

• 2 garage spots
• Listed 991 days

🏗️ New construction. The $251,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,859.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/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 $250k (0.8% below list).
• Recommended offer: $222k (12.0% below list) — sets the bar for market timing.

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: 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 992 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,751 (12.0% 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. It's been on market 992 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $310,859
• List price: $251,990
• Delta: -18.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Bishop Rd	0.18mi	3/2.0	1,656 (-2%)	2mo	$255,000	$154	87
207 Lynnhaven St	0.15mi	3/2.0	1,618 (-4%)	11mo	$236,000	$146	77
123 Vieux Carre Pl	0.26mi	3/2.0	1,675 (-1%)	13mo	$325,000	$194	76
214 Fairhope Dr	0.16mi	3/2.0	1,848 (+10%)	0mo	$209,000	$113	76
121 Vieux Carre	0.25mi	3/2.0	1,680 (-0%)	15mo	$325,000	$193	76
107 Vieux Carre	0.19mi	3/2.0	1,800 (+7%)	10mo	$315,000	$175	71
401 Bishop Rd	0.18mi	3/2.0	1,848 (+10%)	16mo	$260,000	$141	62
212 Hoover Dr	0.50mi	4/2.0 (+1)	1,706 (+1%)	12mo	$270,000	$158	60
301 Southern Grove Rd	0.15mi	3/2.0	1,926 (+14%)	11mo	$280,000	$145	60
125 Blue Sky Dr	0.17mi	3/2.0	1,936 (+15%)	15mo	$325,000	$168	55
211 Barker Dr	0.48mi	4/2.0 (+1)	1,838 (+9%)	4mo	$290,000	$158	54
202 Thatcher Ln	0.55mi	4/2.0 (+1)	1,863 (+11%)	4mo	$305,000	$164	48

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $158,304
• Equity at exit: $280,046

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $474,932
• Equity at exit: $603,930

Cash invested: $87,040 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 8 under contract
• Months of supply: 23.0 mo (4%/mo absorbed)
• Median asking: $268,990 ($144/sqft)
• Median days on market: 1004 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +28.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71280

• Home prices YoY: 4.1%
• Active inventory: 215
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,630
• Tax est. 1.5%: −$389 /mo · $4,663/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-173

Break-even live

Break-even rent $2,719

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-66	+0% $-173	+5% $-281	+10% $-388
Rent	-10% $-371	-5% $-272	+0% $-173	+5% $-75	+10% $24
Rate	-1.0pp $-17	-0.5pp $-94	base $-173	+0.5pp $-254	+1.0pp $-336

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: $77,715
• Closing costs: $9,326
• Club membership (one-time): —
• 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	93d	1	0.11mi

Listing history 50 events

1. 2026-08-08
   days on market $251,990 Active 992 DOM
2. 2026-08-07
   days on market $251,990 Active 991 DOM
3. 2026-08-06
   days on market $251,990 Active 990 DOM
4. 2026-08-05
   days on market $251,990 Active 989 DOM
5. 2026-08-04
   days on market $251,990 Active 988 DOM
6. 2026-08-03
   days on market $251,990 Active 987 DOM
7. 2026-07-31
   days on market $251,990 Active 984 DOM
8. 2026-07-29
   days on market $251,990 Active 982 DOM
9. 2026-07-27
   days on market $251,990 Active 980 DOM
10. 2026-07-25
    days on market $251,990 Active 978 DOM
11. 2026-07-24
    days on market $251,990 Active 977 DOM
12. 2026-07-23
    days on market $251,990 Active 976 DOM
13. 2026-07-22
    days on market $251,990 Active 975 DOM
14. 2026-07-21
    days on market $251,990 Active 974 DOM
15. 2026-07-18
    days on market $251,990 Active 971 DOM
16. 2026-07-16
    days on market $251,990 Active 969 DOM
17. 2026-07-16
    days on market $251,990 Active 968 DOM
18. 2026-07-14
    days on market $251,990 Active 967 DOM
19. 2026-07-13
    days on market $251,990 Active 966 DOM
20. 2026-07-13
    days on market $251,990 Active 965 DOM
21. 2026-07-11
    days on market $251,990 Active 964 DOM
22. 2026-07-10
    days on market $251,990 Active 963 DOM
23. 2026-07-09
    days on market $251,990 Active 962 DOM
24. 2026-07-08
    days on market $251,990 Active 961 DOM
25. 2026-07-07
    days on market $251,990 Active 960 DOM
26. 2026-07-06
    days on market $251,990 Active 959 DOM
27. 2026-07-05
    days on market $251,990 Active 958 DOM
28. 2026-07-04
    days on market $251,990 Active 957 DOM
29. 2026-07-03
    days on market $251,990 Active 956 DOM
30. 2026-07-02
    days on market $251,990 Active 955 DOM
31. 2026-07-01
    days on market $251,990 Active 954 DOM
32. 2026-06-30
    days on market $251,990 Active 953 DOM
33. 2026-06-29
    days on market $251,990 Active 952 DOM
34. 2026-06-28
    days on market $251,990 Active 951 DOM
35. 2026-06-28
    days on market $251,990 Active 950 DOM
36. 2026-06-27
    days on market $251,990 Active 949 DOM
37. 2026-06-25
    days on market $251,990 Active 947 DOM
38. 2026-06-23
    days on market $251,990 Active 945 DOM
39. 2026-06-22
    days on market $251,990 Active 944 DOM
40. 2026-06-19
    days on market $251,990 Active 942 DOM
41. 2026-06-18
    days on market $251,990 Active 941 DOM
42. 2026-06-17
    days on market $251,990 Active 940 DOM
43. 2026-06-16
    days on market $251,990 Active 939 DOM
44. 2026-06-15
    days on market $251,990 Active 938 DOM
45. 2026-06-14
    days on market $251,990 Active 936 DOM
46. 2026-06-13
    days on market $251,990 Active 935 DOM
47. 2026-06-10
    days on market $251,990 Active 933 DOM
48. 2026-06-09
    days on market $251,990 Active 932 DOM
49. 2026-06-08
    days on market $251,990 Active 931 DOM
50. 2026-06-07
    days on market $251,990 Active 930 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: $30,000
• − Mortgage interest: −$17,413
• − Property taxes: −$4,663
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,043
• Taxable loss: −$7,473
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-286/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $8,425–$25,275 screening

The home is in good condition with a good exterior and interior. Landscaping and fresh paint would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make the home look more inviting and modern ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Sterlington Elementary School B- LA #62/646 Nat'l #7,053/41,679 Middle Sterlington Middle School B- LA #19/218 Nat'l #2,699/14,009 High Sterlington High School F LA #58/265 Nat'l #6,890/17,239

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

B Composite livability gradescore 70/100

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

• County: Union · 163,370 people
• Metro: Monroe, LA
• Population (ZIP): 4,999
• Household income: $75,768
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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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

+0.8% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $251,990 Zillow
• 2023-11-20 Listed $249,990 Zillow