Ravello IV A Plan · Scott, LA 70583

$225,990

3 bd · 2.0 ba · 1,495 sqft · SingleFamily · 580 Days on market

Fair condition

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ravello IV A Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1495 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with stucco accents, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and a walk-in pantry for ample storage. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Ravello IV A combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• Post-tension slab
• Low e-tilt windows
• 2 garage spots

Tags

• ENERGY STAR CERTIFIED HOMES
• LOW E-TILT WINDOWS
• TANKLESS GAS WATER HEATER
• STAINLESS STEEL APPLIANCES
• 3CM GRANITE COUNTERTOPS
• POST-TENSION SLAB

🏗️ New construction. The $225,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,809.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (15.0% below list).
• Recommended offer: $192k (15.0% 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); Scott Middle School (math 20% / reading 28%, grade F, #143 of 218 statewide, top 65%, 559 students, 65% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL).
• Market conditions: 372 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 ($53k/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 580 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,114 (15.0% 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 580 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $247,809
• List price: $225,990
• Delta: -8.80%
• 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
123 Pine Harvest Ln	0.03mi	3/2.0	1,495 (0%)	9mo	$228,220	$153	92
102 Pine Harvest Ln	0.04mi	3/2.0	1,538 (+3%)	6mo	$234,265	$152	88
104 Pine Harvest Ln	0.04mi	3/2.0	1,629 (+9%)	2mo	$232,990	$143	81
211 Nandina Dr	0.53mi	3/2.0	1,495 (0%)	5mo	$231,321	$155	71
124 Crooked Pine Ln	0.68mi	3/2.0	1,521 (+2%)	2mo	$244,999	$161	64
209 Payton Woods Ln	0.68mi	3/2.0	1,601 (+7%)	3mo	$237,167	$148	54
200 Payton Woods Ln	0.63mi	3/2.0	1,601 (+7%)	8mo	$239,588	$150	52
117 Nandina Dr	0.73mi	3/2.0	1,601 (+7%)	3mo	$235,372	$147	52
204 Keystone Dr	0.67mi	3/2.0	1,346 (-10%)	6mo	$309,000	$230	47
538 L Provost St	0.75mi	3/2.0	1,329 (-11%)	1mo	$142,000	$107	46
125 Crooked Pine Ln	0.69mi	3/2.0	1,719 (+15%)	2mo	$269,900	$157	42
111 Nandina Dr	0.73mi	3/2.0	1,689 (+13%)	6mo	$245,664	$145	39

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-52,537
• Equity at exit: $36,949

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-61,611
• Equity at exit: $21,426

Cash invested: $69,387 (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: 86 active · 37 under contract
• Months of supply: 18.4 mo (5%/mo absorbed)
• Median asking: $257,990 ($169/sqft)
• Median days on market: 249 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -1.8% vs 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: 372
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,300
• Tax est. 1.5%: −$310 /mo · $3,717/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-195

Break-even live

Break-even rent $2,168

Max offer price $219,614

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-109	+0% $-195	+5% $-280	+10% $-366
Rent	-10% $-347	-5% $-271	+0% $-195	+5% $-119	+10% $-43
Rate	-1.0pp $-70	-0.5pp $-132	base $-195	+0.5pp $-259	+1.0pp $-324

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: $61,952
• Closing costs: $7,434
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Bozeman Trl Scott, LA	2.0	2.0	972	$1,650	$1.70	154d	1	0.67mi
100 Sandstone Ave Unit 100 Scott, LA	2.0	2.5	990	$1,650	$1.67	184d	1	0.73mi
315 Sandstone Ave #205 Scott, LA	2.0	2.5	1193	$2,095	$1.76	51d	1	0.80mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	154d	1	0.80mi
315 Sandstone Ave Scott, LA	2.0	2.0	1100	$1,745	$1.59	15d	1	0.80mi
315 Sandstone Ave #103 Scott, LA	2.0	2.5	990	$1,650	$1.67	184d	1	0.80mi
315 Sandstone Ave #101 Scott, LA	2.0	2.5	990	$1,545	$1.56	51d	1	0.80mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	154d	1	0.81mi
110 Emerald Star Ln Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	51d	1	0.94mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,011	$1.83	0d	10	1.01mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	184d	1	1.20mi
406 Scotsdale St Lafayette, LA	2.0	1.0	980	$800	$0.82	10d	1	1.37mi

Listing history 50 events

1. 2026-11-08
   days on market $225,990 Active 580 DOM
2. 2026-11-07
   days on market $225,990 Active 579 DOM
3. 2026-11-06
   days on market $225,990 Active 578 DOM
4. 2026-11-05
   days on market $225,990 Active 577 DOM
5. 2026-11-04
   days on market $225,990 Active 576 DOM
6. 2026-11-02
   days on market $225,990 Active 574 DOM
7. 2026-11-01
   days on market $225,990 Active 573 DOM
8. 2026-10-31
   days on market $225,990 Active 572 DOM
9. 2026-10-30
   days on market $225,990 Active 571 DOM
10. 2026-10-29
    days on market $225,990 Active 570 DOM
11. 2026-10-28
    days on market $225,990 Active 569 DOM
12. 2026-10-27
    days on market $225,990 Active 568 DOM
13. 2026-10-26
    days on market $225,990 Active 567 DOM
14. 2026-10-25
    days on market $225,990 Active 566 DOM
15. 2026-10-24
    days on market $225,990 Active 565 DOM
16. 2026-10-23
    days on market $225,990 Active 564 DOM
17. 2026-10-22
    days on market $225,990 Active 563 DOM
18. 2026-10-21
    days on market $225,990 Active 562 DOM
19. 2026-10-20
    days on market $225,990 Active 561 DOM
20. 2026-10-19
    days on market $225,990 Active 560 DOM
21. 2026-10-18
    days on market $225,990 Active 559 DOM
22. 2026-10-17
    days on market $225,990 Active 558 DOM
23. 2026-10-16
    days on market $225,990 Active 557 DOM
24. 2026-10-15
    days on market $225,990 Active 556 DOM
25. 2026-10-14
    days on market $225,990 Active 555 DOM
26. 2026-10-13
    days on market $225,990 Active 554 DOM
27. 2026-10-12
    days on market $225,990 Active 553 DOM
28. 2026-10-11
    days on market $225,990 Active 552 DOM
29. 2026-10-10
    days on market $225,990 Active 551 DOM
30. 2026-10-09
    days on market $225,990 Active 550 DOM
31. 2026-10-08
    days on market $225,990 Active 549 DOM
32. 2026-10-07
    days on market $225,990 Active 548 DOM
33. 2026-10-06
    days on market $225,990 Active 547 DOM
34. 2026-10-05
    days on market $225,990 Active 546 DOM
35. 2026-10-04
    days on market $225,990 Active 545 DOM
36. 2026-10-03
    days on market $225,990 Active 544 DOM
37. 2026-10-03
    days on market $225,990 Active 543 DOM
38. 2026-10-01
    days on market $225,990 Active 542 DOM
39. 2026-09-30
    days on market $225,990 Active 541 DOM
40. 2026-09-29
    days on market $225,990 Active 540 DOM
41. 2026-09-28
    days on market $225,990 Active 539 DOM
42. 2026-09-27
    days on market $225,990 Active 538 DOM
43. 2026-09-26
    days on market $225,990 Active 537 DOM
44. 2026-09-25
    days on market $225,990 Active 536 DOM
45. 2026-09-24
    days on market $225,990 Active 535 DOM
46. 2026-09-24
    days on market $225,990 Active 534 DOM
47. 2026-09-22
    days on market $225,990 Active 533 DOM
48. 2026-09-21
    days on market $225,990 Active 532 DOM
49. 2026-09-20
    days on market $225,990 Active 531 DOM
50. 2026-09-19
    days on market $225,990 Active 530 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: $23,054
• − Mortgage interest: −$13,881
• − Property taxes: −$3,717
• − Insurance: −$1,239
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$7,209
• Taxable loss: −$6,681
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $-735/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 · 3 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,475–$22,425 screening

The home is in fair condition with cosmetic updates needed, particularly in landscaping and exterior painting. Simple improvements can significantly boost its resale and rental value.

Repairs flagged

• Minor Landscaping — Some overgrown grass and weeds
• Minor Exterior paint — Slight discoloration on brick siding

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Interior painting — Fresh paint can make the interior 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.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Westside Elementary School F LA #297/646 Nat'l #24,614/41,679 Middle Scott Middle School F LA #143/218 Nat'l #10,795/14,009 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

• Census place: Scott, LA
• 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%
• 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

• 2025-04-07 Listed $225,990 Zillow