Yardley III H Plan · Scott, LA 70583

$255,990

4 bd · 2.5 ba · 1,833 sqft · SingleFamily · 263 Days on market

Good 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 +11.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Payton Woods Subdivision in Scott, Louisiana! Imagine waking up in a community where comfort, charm, and convenience converge seamlessly to create the ideal setting for your new home. Nestled amidst scenic landscapes and tranquil surroundings, our subdivision offers a unique blend of modern amenities and serene living. With beautifully crafted homes that boast innovative designs and quality construction, Payton Woods is where elegance meets functionality. Each home is meticulously designed to provide spacious interiors, energy-efficient features, and stunning curb appeal. Although just minutes away from the vibrant heart of Lafayette, the subdivision maintains a peaceful, small-town atmosphere that residents cherish. The tree-lined streets and well-maintained common areas create a community where neighbors become friends and families create lasting memories. Come discover why Payton Woods is an ideal place for families and individuals looking to settle in a peaceful yet connected community. Your dream home awaits!

Key facts

• Tree-lined streets
• Modern amenities
• Stunning curb appeal

Tags

• PAYTON WOODS SUBDIVISION
• MODERN AMENITIES
• ENERGY-EFFICIENT FEATURES
• STUNNING CURB APPEAL
• TREE-LINED STREETS
• WELL-MAINTAINED COMMON AREAS

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,630.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (16.7% below list).
• Recommended offer: $213k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Scott — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $2,132/mo this rent would consume 48% 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 263 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,234 (16.7% 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 263 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $256,630
• List price: $255,990
• Delta: -0.25%
• 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
203 Nandina Dr	0.06mi	3/2.0 (-1)	1,825 (-0%)	0mo	$255,550	$140	89
205 Payton Woods Ln	0.13mi	4/2.0	1,858 (+1%)	2mo	$260,955	$140	88
304 Payton Woods Ln	0.09mi	3/2.0 (-1)	1,825 (-0%)	3mo	$270,656	$148	86
302 Villager Ave	0.43mi	4/3.0	1,909 (+4%)	1mo	$364,900	$191	70
117 Nandina Dr	0.11mi	3/2.0 (-1)	1,601 (-13%)	3mo	$235,372	$147	64
209 Payton Woods Ln	0.12mi	3/2.0 (-1)	1,601 (-13%)	3mo	$237,167	$148	64
100 Gathering Ln	0.65mi	3/2.0 (-1)	1,825 (-0%)	0mo	$257,137	$141	62
406 Harveston Way	0.61mi	3/2.0 (-1)	1,750 (-4%)	2mo	$252,840	$144	56
101 Oak Village Dr	0.61mi	3/2.5 (-1)	1,732 (-6%)	3mo	$347,000	$200	54
104 Pine Harvest Ln	0.64mi	3/2.0 (-1)	1,629 (-11%)	2mo	$232,990	$143	43
122 Oak Village Dr	0.56mi	3/2.0 (-1)	1,571 (-14%)	1mo	$319,000	$203	42
201 Boxview St	0.62mi	3/2.0 (-1)	1,604 (-12%)	3mo	$333,500	$208	41

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-47,219
• Equity at exit: $38,264

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-48,283
• Equity at exit: $22,189

Cash invested: $71,856 (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: 121 active · 41 under contract
• Months of supply: 22.7 mo (4%/mo absorbed)
• Median asking: $273,399 ($161/sqft)
• Median days on market: 249 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: -13.2% 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: 10.0×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,849/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-89

Break-even live

Break-even rent $2,245

Max offer price $243,757

Occupancy floor 99%

Sensitivity live

Price	-10% $88	-5% $0	+0% $-89	+5% $-178	+10% $-266
Rent	-10% $-257	-5% $-173	+0% $-89	+5% $-5	+10% $79
Rate	-1.0pp $40	-0.5pp $-24	base $-89	+0.5pp $-155	+1.0pp $-223

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: $64,158
• Closing costs: $7,699
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,011	$1.83	0d	10	0.43mi
325 Bozeman Trl Scott, LA	4.0	3.5	2260	$2,500	$1.11	34d	1	0.56mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	154d	1	0.58mi
110 Emerald Star Ln Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	51d	1	0.88mi
107 Alpine Dr Lafayette, LA	3.0	2.0	1413	$1,950	$1.38	14d	1	0.97mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$1,975	$1.19	1d	1	1.00mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$1,975	$1.19	14d	1	1.00mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$1,975	$1.19	38d	1	1.00mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1659	$1,600	$0.96	10d	1	1.04mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	184d	1	1.04mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	184d	1	1.08mi
124 W Avondale Dr Lafayette, LA	3.0	2.0	1656	$1,600	$0.97	37d	1	1.42mi
507 Lodge Dr Lafayette, LA	3.0	2.0	1440	$1,750	$1.22	10d	1	1.43mi
102 Steeple Chase Dr Lafayette, LA	3.0	2.0	1507	$3,200	$2.12	14d	1	1.48mi
102 Steeple Chase Dr Lafayette, LA	3.0	2.0	1507	$3,200	$2.12	19d	1	1.48mi

Listing history 50 events

1. 2026-11-08
   days on market $255,990 Active 263 DOM
2. 2026-11-07
   days on market $255,990 Active 262 DOM
3. 2026-11-06
   days on market $255,990 Active 261 DOM
4. 2026-11-05
   days on market $255,990 Active 260 DOM
5. 2026-11-04
   days on market $255,990 Active 259 DOM
6. 2026-11-02
   days on market $255,990 Active 257 DOM
7. 2026-11-01
   days on market $255,990 Active 256 DOM
8. 2026-10-31
   days on market $255,990 Active 255 DOM
9. 2026-10-30
   days on market $255,990 Active 254 DOM
10. 2026-10-29
    days on market $255,990 Active 253 DOM
11. 2026-10-28
    days on market $255,990 Active 252 DOM
12. 2026-10-27
    days on market $255,990 Active 251 DOM
13. 2026-10-26
    days on market $255,990 Active 250 DOM
14. 2026-10-25
    days on market $255,990 Active 249 DOM
15. 2026-10-24
    days on market $255,990 Active 248 DOM
16. 2026-10-23
    days on market $255,990 Active 247 DOM
17. 2026-10-22
    days on market $255,990 Active 246 DOM
18. 2026-10-21
    days on market $255,990 Active 245 DOM
19. 2026-10-20
    days on market $255,990 Active 244 DOM
20. 2026-10-19
    days on market $255,990 Active 243 DOM
21. 2026-10-18
    days on market $255,990 Active 242 DOM
22. 2026-10-17
    days on market $255,990 Active 241 DOM
23. 2026-10-16
    days on market $255,990 Active 240 DOM
24. 2026-10-15
    days on market $255,990 Active 239 DOM
25. 2026-10-14
    days on market $255,990 Active 238 DOM
26. 2026-10-13
    days on market $255,990 Active 237 DOM
27. 2026-10-12
    days on market $255,990 Active 236 DOM
28. 2026-10-11
    days on market $255,990 Active 235 DOM
29. 2026-10-10
    days on market $255,990 Active 234 DOM
30. 2026-10-09
    days on market $255,990 Active 233 DOM
31. 2026-10-08
    days on market $255,990 Active 232 DOM
32. 2026-10-07
    days on market $255,990 Active 231 DOM
33. 2026-10-06
    days on market $255,990 Active 230 DOM
34. 2026-10-05
    days on market $255,990 Active 229 DOM
35. 2026-10-04
    days on market $255,990 Active 228 DOM
36. 2026-10-03
    days on market $255,990 Active 227 DOM
37. 2026-10-03
    days on market $255,990 Active 226 DOM
38. 2026-10-01
    days on market $255,990 Active 225 DOM
39. 2026-09-30
    days on market $255,990 Active 224 DOM
40. 2026-09-29
    days on market $255,990 Active 223 DOM
41. 2026-09-28
    days on market $255,990 Active 222 DOM
42. 2026-09-27
    days on market $255,990 Active 221 DOM
43. 2026-09-26
    days on market $255,990 Active 220 DOM
44. 2026-09-25
    days on market $255,990 Active 219 DOM
45. 2026-09-24
    days on market $255,990 Active 218 DOM
46. 2026-09-24
    days on market $255,990 Active 217 DOM
47. 2026-09-22
    days on market $255,990 Active 216 DOM
48. 2026-09-21
    days on market $255,990 Active 215 DOM
49. 2026-09-20
    days on market $255,990 Active 214 DOM
50. 2026-09-19
    days on market $255,990 Active 213 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: $25,588
• − Mortgage interest: −$14,375
• − Property taxes: −$3,849
• − Insurance: −$1,283
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$7,466
• Taxable loss: −$5,479
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $248/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

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

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

• 2026-02-18 Listed $255,990 Zillow