Yardley III H Plan · Scott, LA 70583

$255,990

4 bd · 2.5 ba · 1,833 sqft · SingleFamily · 171 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 +11.3/30.0
• 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 — $256,963.

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 $-92 ($-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.

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: 304 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $2,131/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 171 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,123 (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 171 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: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $256,963
• List price: $255,990
• Delta: -0.38%
• 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
105 Nandina Dr	0.06mi	4/2.0	1,865 (+2%)	3mo	$260,550	$140	90
307 Payton Woods Ln	0.10mi	3/2.0 (-1)	1,825 (-0%)	1mo	$265,691	$146	87
311 Payton Woods Ln	0.10mi	3/2.0 (-1)	1,825 (-0%)	1mo	$261,922	$144	87
308 Payton Woods Ln	0.10mi	3/2.0 (-1)	1,825 (-0%)	2mo	$256,786	$141	86
300 Payton Woods Ln	0.10mi	3/2.0 (-1)	1,825 (-0%)	2mo	$258,075	$141	86
119 Nandina Dr	0.11mi	3/2.0 (-1)	1,825 (-0%)	3mo	$263,758	$145	84
200 Nandina Dr	0.10mi	3/2.0 (-1)	1,735 (-5%)	3mo	$255,956	$148	77
427 Bozeman Trl	0.61mi	3/2.0 (-1)	1,836 (+0%)	2mo	$399,904	$218	62
101 Oak Village Dr	0.61mi	3/2.5 (-1)	1,732 (-6%)	0mo	$347,000	$200	57
100 Sandstone Ave	0.31mi	3/2.0 (-1)	1,578 (-14%)	2mo	$345,000	$219	53
104 Oak Village Dr	0.59mi	3/2.0 (-1)	1,705 (-7%)	1mo	$321,500	$189	52
309-D Villager Ave	0.49mi	3/2.0 (-1)	1,596 (-13%)	0mo	$329,900	$207	48

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-47,475
• Equity at exit: $38,314

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-48,766
• Equity at exit: $22,217

Cash invested: $71,950 (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: 122 active · 26 under contract
• Months of supply: 24.4 mo (4%/mo absorbed)
• Median asking: $275,400 ($162/sqft)
• Median days on market: 203 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: -13.4% 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: 304
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,348
• Tax est. 1.5%: −$321 /mo · $3,854/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-92

Break-even live

Break-even rent $2,248

Max offer price $243,631

Occupancy floor 99%

Sensitivity live

Price	-10% $85	-5% $-3	+0% $-92	+5% $-181	+10% $-270
Rent	-10% $-261	-5% $-176	+0% $-92	+5% $-8	+10% $76
Rate	-1.0pp $37	-0.5pp $-27	base $-92	+0.5pp $-159	+1.0pp $-226

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: $64,241
• Closing costs: $7,709
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	62d	10	0.43mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	62d	1	0.58mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	93d	1	1.04mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	93d	1	1.08mi

Listing history 50 events

1. 2026-08-08
   days on market $255,990 Active 171 DOM
2. 2026-08-07
   days on market $255,990 Active 170 DOM
3. 2026-08-06
   days on market $255,990 Active 169 DOM
4. 2026-08-05
   days on market $255,990 Active 168 DOM
5. 2026-08-04
   days on market $255,990 Active 167 DOM
6. 2026-08-03
   days on market $255,990 Active 166 DOM
7. 2026-07-31
   days on market $255,990 Active 163 DOM
8. 2026-07-30
   days on market $255,990 Active 162 DOM
9. 2026-07-29
   days on market $255,990 Active 161 DOM
10. 2026-07-27
    days on market $255,990 Active 159 DOM
11. 2026-07-23
    days on market $255,990 Active 155 DOM
12. 2026-07-22
    days on market $255,990 Active 154 DOM
13. 2026-07-21
    days on market $255,990 Active 153 DOM
14. 2026-07-18
    days on market $255,990 Active 150 DOM
15. 2026-07-16
    days on market $255,990 Active 148 DOM
16. 2026-07-16
    days on market $255,990 Active 147 DOM
17. 2026-07-14
    days on market $255,990 Active 146 DOM
18. 2026-07-13
    days on market $255,990 Active 145 DOM
19. 2026-07-12
    days on market $255,990 Active 144 DOM
20. 2026-07-11
    days on market $255,990 Active 143 DOM
21. 2026-07-10
    days on market $255,990 Active 142 DOM
22. 2026-07-09
    days on market $255,990 Active 141 DOM
23. 2026-07-08
    days on market $255,990 Active 140 DOM
24. 2026-07-07
    days on market $255,990 Active 139 DOM
25. 2026-07-06
    days on market $255,990 Active 138 DOM
26. 2026-07-05
    days on market $255,990 Active 137 DOM
27. 2026-07-04
    days on market $255,990 Active 136 DOM
28. 2026-07-03
    days on market $255,990 Active 135 DOM
29. 2026-07-02
    days on market $255,990 Active 134 DOM
30. 2026-07-01
    days on market $255,990 Active 133 DOM
31. 2026-06-30
    days on market $255,990 Active 132 DOM
32. 2026-06-29
    days on market $255,990 Active 131 DOM
33. 2026-06-28
    days on market $255,990 Active 130 DOM
34. 2026-06-28
    days on market $255,990 Active 129 DOM
35. 2026-06-27
    days on market $255,990 Active 128 DOM
36. 2026-06-25
    days on market $255,990 Active 126 DOM
37. 2026-06-23
    days on market $255,990 Active 124 DOM
38. 2026-06-21
    days on market $255,990 Active 123 DOM
39. 2026-06-18
    days on market $255,990 Active 120 DOM
40. 2026-06-17
    days on market $255,990 Active 119 DOM
41. 2026-06-16
    days on market $255,990 Active 118 DOM
42. 2026-06-15
    days on market $255,990 Active 117 DOM
43. 2026-06-14
    days on market $255,990 Active 115 DOM
44. 2026-06-13
    days on market $255,990 Active 114 DOM
45. 2026-06-10
    days on market $255,990 Active 112 DOM
46. 2026-06-09
    days on market $255,990 Active 111 DOM
47. 2026-06-08
    days on market $255,990 Active 110 DOM
48. 2026-06-07
    days on market $255,990 Active 109 DOM
49. 2026-06-05
    days on market $255,990 Active 106 DOM
50. 2026-06-03
    days on market $255,990 Active 105 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: $25,575
• − Mortgage interest: −$14,394
• − Property taxes: −$3,854
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$7,475
• Taxable loss: −$5,526
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $221/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%
• 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

• 2026-02-18 Listed $255,990 Zillow