Segura Plan · Scott, LA 70583

$268,400

3 bd · 2.0 ba · 1,521 sqft · SingleFamily · 157 Days on market

Excellent 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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 156 days

🏗️ New construction. The $268,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,668.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (17.7% below list).
• Recommended offer: $221k (17.7% below list) — sets the bar for 1% rule.

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+, housing 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 304 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,210/mo this rent would consume 50% of the median local household income ($53k/yr) — 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 $2k of loan paydown is wiped out by about $8k 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 157 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,973 (17.7% 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. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $275,668
• List price: $268,400
• Delta: -2.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Crooked Pine Ln	0.01mi	3/2.0	1,519 (-0%)	8mo	$303,000	$199	93
204 Long Creek Ln	0.01mi	3/2.0	1,519 (-0%)	9mo	$269,999	$178	92
103 Long Creek Ln	0.02mi	3/2.0	1,521 (0%)	12mo	$266,900	$175	89
202 Long Creek Ln	0.01mi	3/2.0	1,615 (+6%)	9mo	$275,000	$170	82
203 Long Creek Ln	0.01mi	3/2.0	1,639 (+8%)	10mo	$286,400	$175	78
206 Long Creek Ln	0.01mi	3/2.0	1,684 (+11%)	9mo	$285,500	$170	74
201 Long Creek Ln	0.11mi	3/2.0	1,385 (-9%)	9mo	$249,999	$181	72
205 Long Creek Ln	0.01mi	3/2.0	1,719 (+13%)	8mo	$288,700	$168	71
149 Fremont Dr	0.41mi	3/2.0	1,420 (-7%)	8mo	$176,000	$124	63
102 Pine Harvest Ln	0.70mi	3/2.0	1,538 (+1%)	3mo	$234,265	$152	63
123 Pine Harvest Ln	0.71mi	3/2.0	1,495 (-2%)	6mo	$228,220	$153	59
102 Mustang St	0.65mi	4/2.0 (+1)	1,500 (-1%)	4mo	$192,500	$128	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-54,789
• Equity at exit: $41,103

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-60,646
• Equity at exit: $23,835

Cash invested: $77,187 (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: 68 active · 17 under contract
• Months of supply: 19.4 mo (5%/mo absorbed)
• Median asking: $252,990 ($151/sqft)
• Median days on market: 184 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +20.0% above current asking $/sqft

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

ZIP-level market 70583

• Active inventory: 304
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,210 medium
• Mortgage (P&I): −$1,446
• Tax est. 1.5%: −$345 /mo · $4,135/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-159

Break-even live

Break-even rent $2,411

Max offer price $252,604

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-64	+0% $-159	+5% $-255	+10% $-350
Rent	-10% $-334	-5% $-247	+0% $-159	+5% $-72	+10% $15
Rate	-1.0pp $-21	-0.5pp $-89	base $-159	+0.5pp $-231	+1.0pp $-303

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: $68,917
• Closing costs: $8,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	93d	1	0.67mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	62d	10	1.36mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	62d	1	1.40mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	62d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $268,400 Active 157 DOM
2. 2026-08-07
   days on market $268,400 Active 156 DOM
3. 2026-08-06
   days on market $268,400 Active 155 DOM
4. 2026-08-05
   days on market $268,400 Active 154 DOM
5. 2026-08-04
   pricedays on market $268,400 Active 153 DOM
6. 2026-08-03
   remarks 699-char remark
7. 2026-08-03
   days on market $267,500 Active 152 DOM
8. 2026-07-31
   days on market $267,500 Active 149 DOM
9. 2026-07-30
   days on market $267,500 Active 148 DOM
10. 2026-07-29
    days on market $267,500 Active 147 DOM
11. 2026-07-27
    days on market $267,500 Active 145 DOM
12. 2026-07-23
    days on market $267,500 Active 141 DOM
13. 2026-07-22
    days on market $267,500 Active 140 DOM
14. 2026-07-21
    days on market $267,500 Active 139 DOM
15. 2026-07-18
    days on market $267,500 Active 136 DOM
16. 2026-07-16
    days on market $267,500 Active 134 DOM
17. 2026-07-16
    days on market $267,500 Active 133 DOM
18. 2026-07-14
    days on market $267,500 Active 132 DOM
19. 2026-07-13
    days on market $267,500 Active 131 DOM
20. 2026-07-12
    days on market $267,500 Active 130 DOM
21. 2026-07-11
    days on market $267,500 Active 129 DOM
22. 2026-07-10
    days on market $267,500 Active 128 DOM
23. 2026-07-09
    days on market $267,500 Active 127 DOM
24. 2026-07-08
    days on market $267,500 Active 126 DOM
25. 2026-07-07
    days on market $267,500 Active 125 DOM
26. 2026-07-06
    days on market $267,500 Active 124 DOM
27. 2026-07-05
    days on market $267,500 Active 123 DOM
28. 2026-07-04
    days on market $267,500 Active 122 DOM
29. 2026-07-03
    days on market $267,500 Active 121 DOM
30. 2026-07-02
    days on market $267,500 Active 120 DOM
31. 2026-07-01
    days on market $267,500 Active 119 DOM
32. 2026-06-30
    days on market $267,500 Active 118 DOM
33. 2026-06-29
    days on market $267,500 Active 117 DOM
34. 2026-06-28
    days on market $267,500 Active 116 DOM
35. 2026-06-28
    days on market $267,500 Active 115 DOM
36. 2026-06-27
    days on market $267,500 Active 114 DOM
37. 2026-06-25
    days on market $267,500 Active 112 DOM
38. 2026-06-23
    days on market $267,500 Active 110 DOM
39. 2026-06-21
    days on market $267,500 Active 109 DOM
40. 2026-06-18
    days on market $267,500 Active 106 DOM
41. 2026-06-17
    days on market $267,500 Active 105 DOM
42. 2026-06-16
    days on market $267,500 Active 104 DOM
43. 2026-06-15
    days on market $267,500 Active 103 DOM
44. 2026-06-14
    days on market $267,500 Active 101 DOM
45. 2026-06-13
    days on market $267,500 Active 100 DOM
46. 2026-06-10
    days on market $267,500 Active 98 DOM
47. 2026-06-09
    days on market $267,500 Active 97 DOM
48. 2026-06-08
    days on market $267,500 Active 96 DOM
49. 2026-06-07
    days on market $267,500 Active 95 DOM
50. 2026-06-05
    days on market $267,500 Active 92 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: $26,517
• − Mortgage interest: −$15,442
• − Property taxes: −$4,135
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$8,019
• Taxable loss: −$6,700
• Est. tax savings @ 24.0%: +$1,608
• After-tax cash flow: $-305/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 · 5 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It has a good roof, exterior, flooring, and interior walls. The highest-ROI updates would be painting the exterior and landscaping improvements.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Charles M. Burke Elementary School F LA #269/646 Nat'l #22,441/41,679 Middle Judice Middle School F LA #110/218 Nat'l #8,646/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

C Composite livability gradescore 66/100

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

• County: Lafayette · 280,930 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 8,670
• Household income: $52,856
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Common ancestry: Lithuanian 11% Slovak 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 7%

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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: ▼ -84.03%
• Current HPI: 132.4083
• 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

1 event — show timeline

• 2026-03-04 Listed $267,500 Zillow