504 Marigny Cir · Scott, LA 70529

$119,000

8 bd · 8.0 ba · 3,200 sqft · MultiFamily · 27 Days on market

Fair condition 7,840 sqft lot $37/sqft · 16% below area Est $142k · 16% under

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Fantastic investment opportunity just 15 minutes from the University of Lafayette! This well-maintained 4-plex features four spacious apartments, each offering two bedrooms and two bathrooms. Every bedroom has its own private en-suite bathroom, providing convenience and privacy for tenants- for roommates or small families. Each unit also includes a cozy fireplace, an open living area with enough space for a dining room table, and a functional layout that tenants will love. The property is surrounded by several other apartment communities, making it a desirable location with strong rental demand. Two of the four units are currently rented, allowing investors to generate immediate income whil

Key facts

• Strong rental demand
• Desirable location
• Open living area

Tags

• PRIVATE EN-SUITE BATHROOM
• COZY FIREPLACE
• OPEN LIVING AREA
• DESIRABLE LOCATION
• STRONG RENTAL DEMAND
• RELIABLE RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $361/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.9% 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: 196 active listings in the ZIP; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.41% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.04%
• DSCR: 3.32
• GRM: 3.5

CMA / ARV

• ARV (median comp): $141,912
• List price: $119,000
• Delta: -6.98%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Colorado Rd	0.11mi	8/8.0	3,600 (+12%)	4mo	$148,000	$41	70
100 Meudon St	0.15mi	8/8.0	3,600 (+12%)	15mo	$70,000	$19	60
103 Barracks St	0.09mi	8/6.0	3,600 (+12%)	10mo	$75,000	$21	59
103 Limoges St	0.16mi	8/8.0	3,600 (+12%)	17mo	$70,000	$19	57
104 Limoges St	0.18mi	8/8.0	3,600 (+12%)	23mo	$140,000	$39	51
506 Marigny Cir Unit A-D	0.02mi	8/4.0	3,600 (+12%)	21mo	$120,000	$33	45
509 Marigny Cir	0.03mi	8/4.0	3,600 (+12%)	22mo	$65,000	$18	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.0%
• Equity multiple: 3.18×
• Total profit: $72,788
• Equity at exit: $17,743

10-year hold

• IRR: 55.5%
• Equity multiple: 6.46×
• Total profit: $182,058
• Equity at exit: $10,289

Cash invested: $33,320 (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 70529

• Home prices YoY: -11.1%
• Active inventory: 196
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,870 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $1,445

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 45%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$2,872
Total (4 units)			$2,870

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $119,000 Active 27 DOM
2. 2026-06-17
   days on market $119,000 Active 26 DOM
3. 2026-06-16
   days on market $119,000 Active 25 DOM
4. 2026-06-15
   days on market $119,000 Active 24 DOM
5. 2026-06-14
   days on market $119,000 Active 22 DOM
6. 2026-06-13
   days on market $119,000 Active 21 DOM
7. 2026-06-10
   days on market $119,000 Active 19 DOM
8. 2026-06-09
   days on market $119,000 Active 18 DOM
9. 2026-06-08
   days on market $119,000 Active 17 DOM
10. 2026-06-07
    days on market $119,000 Active 16 DOM
11. 2026-06-05
    days on market $119,000 Active 13 DOM
12. 2026-06-03
    days on market $119,000 Active 12 DOM
13. 2026-06-02
    days on market $119,000 Active 11 DOM
14. 2026-06-01
    days on market $119,000 Active 10 DOM
15. 2026-05-31
    days on market $119,000 Active 9 DOM
16. 2026-05-30
    days on market $119,000 Active 8 DOM
17. 2026-02-19
    price $132,000
18. 2025-11-15
    listed $139,000 Active
19. 2025-03-28
    price $139,000
20. 2025-03-28
    price $139,000
21. 2025-03-25
    price $139,900
22. 2025-03-25
    price $139,900
23. 2025-03-19
    price $145,000
24. 2025-03-19
    price $145,000
25. 2025-03-13
    price $147,500
26. 2025-03-13
    price $147,500
27. 2025-02-27
    price $149,000
28. 2025-02-20
    price $149,000
29. 2025-02-12
    price $149,900
30. 2025-02-05
    price $159,900
31. 2025-02-05
    price $159,900
32. 2025-01-30
    price $159,999
33. 2025-01-30
    price $159,999
34. 2025-01-22
    price $160,000
35. 2025-01-22
    price $160,000
36. 2025-01-15
    price $162,500
37. 2025-01-15
    price $162,500
38. 2025-01-11
    price $163,900
39. 2025-01-11
    price $163,900
40. 2025-01-05
    price $164,900
41. 2025-01-05
    price $164,900
42. 2024-12-29
    price $165,000
43. 2024-12-29
    price $165,000
44. 2024-12-24
    price $167,499
45. 2024-12-24
    price $167,499
46. 2024-12-19
    price $167,500
47. 2024-12-19
    price $167,500
48. 2024-12-11
    listed $169,900 Active
49. 2024-12-11
    historical
50. 2024-12-04
    price $169,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $34,440
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − Depreciation: −$3,462
• Taxable income: $16,422
• Est. tax owed @ 24.0%: −$3,941
• After-tax cash flow: $13,398/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 · 8 photos

Fair 45/100 Moderate rehab

This 4-plex apartment complex is in fair condition with some repairs and maintenance needed, particularly on the exterior siding and landscaping. Upgrading the exterior and interior will significantly increase its value and appeal to potential tenants or buyers.

Repairs flagged

• Major exterior siding — The exterior siding is visibly weathered and in need of repainting.
• Minor landscaping — The landscaping is sparse and overgrown, with some dead patches of grass and debris.

Value-add opportunities

• Both Painting the exterior siding and landscaping — Painting the exterior siding and maintaining the landscaping will improve the home's curb appeal and attract more tenants or buyers.
• Both Updating the kitchen and bathrooms — Updating the kitchen and bathrooms will improve the home's functionality and appeal to potential tenants or buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The exterior siding is visibly weathered and in need of repainting.	Major	$15,000–50,000
landscaping · The landscaping is sparse and overgrown, with some dead patches of grass and debris.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Painting the exterior siding and landscaping — Painting the exterior siding and maintaining the landscaping will improve the home's curb appeal and attract more tenants or buyers. ↑
• Both Updating the kitchen and bathrooms — Updating the kitchen and bathrooms will improve the home's functionality and appeal to potential tenants or buyers. ↑

ⓘ 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: 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

• City population: 8,670
• Population (ZIP): 13,557

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 0.55)
• Race & ethnicity: White 62% Black 25% Hispanic / Latino 6% Two or more races 6%
• Common ancestry: Lithuanian 16% English 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 4%

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: ▼ -23.96%
• Current HPI: 192.2639
• 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

+38.9% since first listed

69 events — show timeline

• 2026-02-19 Price Changed $132,000 AcadianaMLS
• 2025-11-15 Listed $139,000 AcadianaMLS
• 2025-03-28 Price Changed $139,000 AcadianaMLS
• 2025-03-28 Price Changed $139,000 GBRMLS
• 2025-03-25 Price Changed $139,900 AcadianaMLS
• 2025-03-25 Price Changed $139,900 GBRMLS
• 2025-03-19 Price Changed $145,000 AcadianaMLS
• 2025-03-19 Price Changed $145,000 GBRMLS
• 2025-03-13 Price Changed $147,500 AcadianaMLS
• 2025-03-13 Price Changed $147,500 GBRMLS
• 2025-02-27 Price Changed $149,000 AcadianaMLS
• 2025-02-20 Price Changed $149,000 GBRMLS
• 2025-02-12 Price Changed $149,900 GBRMLS
• 2025-02-05 Price Changed $159,900 AcadianaMLS
• 2025-02-05 Price Changed $159,900 GBRMLS
• 2025-01-30 Price Changed $159,999 AcadianaMLS
• 2025-01-30 Price Changed $159,999 GBRMLS
• 2025-01-22 Price Changed $160,000 GBRMLS
• 2025-01-22 Price Changed $160,000 AcadianaMLS
• 2025-01-15 Price Changed $162,500 AcadianaMLS
• 2025-01-15 Price Changed $162,500 GBRMLS
• 2025-01-11 Price Changed $163,900 AcadianaMLS
• 2025-01-11 Price Changed $163,900 GBRMLS
• 2025-01-05 Price Changed $164,900 AcadianaMLS
• 2025-01-05 Price Changed $164,900 GBRMLS
• 2024-12-29 Price Changed $165,000 AcadianaMLS
• 2024-12-29 Price Changed $165,000 GBRMLS
• 2024-12-24 Price Changed $167,499 GBRMLS
• 2024-12-24 Price Changed $167,499 AcadianaMLS
• 2024-12-19 Price Changed $167,500 AcadianaMLS
• 2024-12-19 Price Changed $167,500 GBRMLS
• 2024-12-11 Listed $169,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-04 Price Changed $169,900 GBRMLS
• 2024-12-04 Price Changed $169,900 AcadianaMLS
• 2024-11-24 Price Changed $170,000 GBRMLS
• 2024-11-23 Price Changed $170,000 AcadianaMLS
• 2024-11-08 Price Changed $172,000 GBRMLS
• 2024-11-08 Price Changed $172,000 AcadianaMLS
• 2024-10-24 Price Changed $172,400 GBRMLS
• 2024-10-24 Price Changed $172,400 AcadianaMLS
• 2024-10-09 Price Changed $172,500 GBRMLS
• 2024-10-09 Price Changed $172,500 AcadianaMLS
• 2024-10-04 Price Changed $173,500 GBRMLS
• 2024-09-28 Price Changed $174,500 GBRMLS
• 2024-09-14 Price Changed $175,000 GBRMLS
• 2024-09-05 Price Changed $176,000 GBRMLS
• 2024-08-01 Price Changed $177,000 GBRMLS
• 2024-07-21 Price Changed $177,499 GBRMLS
• 2024-07-17 Price Changed $177,500 GBRMLS
• 2024-07-06 Price Changed $180,000 GBRMLS
• 2024-07-03 Price Changed $185,500 GBRMLS
• 2024-06-19 Price Changed $187,499 GBRMLS
• 2024-06-18 Price Changed $187,500 GBRMLS
• 2024-06-13 Price Changed $189,999 GBRMLS
• 2024-06-07 Price Changed $190,000 GBRMLS
• 2024-05-28 Price Changed $195,000 GBRMLS
• 2024-05-23 Price Changed $199,899 GBRMLS
• 2024-05-04 Price Changed $199,900 GBRMLS
• 2024-03-28 Listed $173,500 AcadianaMLS
• 2024-03-28 Listed $210,000 GBRMLS
• 2022-04-29 Sold (MLS) $91,000 AcadianaMLS
• 2022-03-02 Pending — AcadianaMLS
• 2022-02-24 Relisted — AcadianaMLS
• 2022-01-18 Pending — AcadianaMLS
• 2021-09-29 Listed $110,000 AcadianaMLS
• 2018-08-30 Listed $95,000 AcadianaMLS
• 2018-01-12 Sold (MLS) $85,000 AcadianaMLS
• 2017-08-08 Listed $95,000 AcadianaMLS