Violet IV A Plan · Sterlington, LA 71280

$303,990

3 bd · 2.0 ba · 1,892 sqft · SingleFamily · 110 Days on market

Good condition 2-car garage

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Covered Patio - Brick & Stucco Exterior - Computer Nook - Double Master Vanity - Walk-In Master Closet - Separate Master Shower - Recessed Can Lighting in Kitchen & Living Room

Key facts

• Open floor plan
• Computer nook
• Covered patio

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• BRICK AND STUCCO EXTERIOR
• COMPUTER NOOK
• DOUBLE MASTER VANITY
• WALK-IN MASTER CLOSET

🏗️ New construction. The $303,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $369,012.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (17.9% below list).
• Recommended offer: $250k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sterlington Elementary School (math 56% / reading 65%, grade B-, #62 of 646 statewide, top 10%, 820 students, 45% FRL); Sterlington Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 423 students, 48% FRL); Sterlington High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 539 students, 41% FRL).
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,500 (17.9% 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 110 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 A-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. 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?
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 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $369,012
• List price: $303,990
• Delta: -17.62%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Cassie Dr	1.39mi	3/2.0	2,004 (+6%)	5mo	$307,000	$153	51
9293 Desiard Trce	0.47mi	4/2.5 (+1)	2,298 (+22%)	7mo	$501,569	$218	40
102 Maison Dr	1.04mi	3/2.0	2,289 (+21%)	4mo	$410,000	$179	37
881 Highway 134	0.53mi	3/1.5	1,593 (-16%)	16mo	$145,000	$91	34
111 Brook Orchard Blvd	0.70mi	3/2.0	1,680 (-11%)	18mo	$137,000	$82	34
107 Maison Dr	1.07mi	3/2.5	2,232 (+18%)	10mo	$326,000	$146	30
105 Brook Orchard Cir	0.73mi	4/2.0 (+1)	2,149 (+14%)	19mo	$340,000	$158	22
300 Cassie Dr	1.37mi	4/3.0 (+1)	2,163 (+14%)	12mo	$335,000	$155	22
204 Zachary Way	1.44mi	4/3.0 (+1)	2,250 (+19%)	17mo	$350,000	$156	17
212 Zachary Way	1.37mi	4/2.0 (+1)	2,317 (+22%)	28mo	$325,000	$140	15
1564 Frenchmans Bend Rd	0.73mi	4/2.5 (+1)	2,341 (+24%)	31mo	$329,000	$141	14
119 E East Frenchman's Bend Rd	0.99mi	4/2.5 (+1)	2,338 (+24%)	28mo	$374,000	$160	13

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $164,128
• Equity at exit: $332,435

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $512,409
• Equity at exit: $716,910

Cash invested: $103,323 (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 →

Active competition Active MLS

• For sale now: 22 active
• Median asking: $323,990 ($161/sqft)
• Median days on market: 110 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +21.5% above current asking $/sqft

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

ZIP-level market 71280

• Home prices YoY: 4.1%
• Active inventory: 215
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-579

Break-even live

Break-even rent $3,228

Max offer price $285,214

Occupancy floor —

Sensitivity live

Price	-10% $-324	-5% $-452	+0% $-579	+5% $-707	+10% $-834
Rent	-10% $-776	-5% $-678	+0% $-579	+5% $-481	+10% $-382
Rate	-1.0pp $-393	-0.5pp $-485	base $-579	+0.5pp $-675	+1.0pp $-772

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: $92,253
• Closing costs: $11,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
492 Cliff Bullock Dr Sterlington, LA	3.0	2.0	1500	$2,495	$1.66	93d	1	1.20mi

Property features AI

Finance

• Other: Address: Violet IV A Plan, Sterlington, LA 71280Listing status: Active
• Financial info: List price $303,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan: Violet IV APlan inventory type

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,892

Listing history 50 events

1. 2026-08-08
   days on market $303,990 Active 110 DOM
2. 2026-08-07
   days on market $303,990 Active 109 DOM
3. 2026-08-06
   days on market $303,990 Active 108 DOM
4. 2026-08-05
   days on market $303,990 Active 107 DOM
5. 2026-08-04
   days on market $303,990 Active 106 DOM
6. 2026-08-03
   days on market $303,990 Active 105 DOM
7. 2026-07-31
   days on market $303,990 Active 102 DOM
8. 2026-07-29
   days on market $303,990 Active 100 DOM
9. 2026-07-27
   days on market $303,990 Active 98 DOM
10. 2026-07-25
    days on market $303,990 Active 96 DOM
11. 2026-07-24
    days on market $303,990 Active 95 DOM
12. 2026-07-23
    days on market $303,990 Active 94 DOM
13. 2026-07-22
    days on market $303,990 Active 93 DOM
14. 2026-07-21
    days on market $303,990 Active 92 DOM
15. 2026-07-18
    days on market $303,990 Active 89 DOM
16. 2026-07-16
    days on market $303,990 Active 87 DOM
17. 2026-07-16
    days on market $303,990 Active 86 DOM
18. 2026-07-14
    days on market $303,990 Active 85 DOM
19. 2026-07-13
    days on market $303,990 Active 84 DOM
20. 2026-07-13
    days on market $303,990 Active 83 DOM
21. 2026-07-11
    days on market $303,990 Active 82 DOM
22. 2026-07-10
    days on market $303,990 Active 81 DOM
23. 2026-07-09
    days on market $303,990 Active 80 DOM
24. 2026-07-08
    days on market $303,990 Active 79 DOM
25. 2026-07-07
    days on market $303,990 Active 78 DOM
26. 2026-07-06
    days on market $303,990 Active 77 DOM
27. 2026-07-05
    days on market $303,990 Active 76 DOM
28. 2026-07-04
    days on market $303,990 Active 75 DOM
29. 2026-07-03
    days on market $303,990 Active 74 DOM
30. 2026-07-02
    days on market $303,990 Active 73 DOM
31. 2026-07-01
    days on market $303,990 Active 72 DOM
32. 2026-06-30
    days on market $303,990 Active 71 DOM
33. 2026-06-29
    days on market $303,990 Active 70 DOM
34. 2026-06-28
    days on market $303,990 Active 69 DOM
35. 2026-06-28
    days on market $303,990 Active 68 DOM
36. 2026-06-27
    days on market $303,990 Active 67 DOM
37. 2026-06-25
    days on market $303,990 Active 65 DOM
38. 2026-06-23
    days on market $303,990 Active 63 DOM
39. 2026-06-22
    days on market $303,990 Active 62 DOM
40. 2026-06-19
    days on market $303,990 Active 60 DOM
41. 2026-06-18
    days on market $303,990 Active 59 DOM
42. 2026-06-17
    days on market $303,990 Active 58 DOM
43. 2026-06-16
    days on market $303,990 Active 57 DOM
44. 2026-06-15
    days on market $303,990 Active 56 DOM
45. 2026-06-14
    days on market $303,990 Active 54 DOM
46. 2026-06-13
    days on market $303,990 Active 53 DOM
47. 2026-06-10
    days on market $303,990 Active 51 DOM
48. 2026-06-09
    days on market $303,990 Active 50 DOM
49. 2026-06-08
    days on market $303,990 Active 49 DOM
50. 2026-06-07
    days on market $303,990 Active 48 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $29,940
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$10,735
• Taxable loss: −$13,636
• Est. tax savings @ 24.0%: +$3,273
• After-tax cash flow: $-3,677/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 Cosmetic rehab Est. rehab $9,460–$28,380 screening

This home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ 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.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Sterlington Elementary School B- LA #62/646 Nat'l #7,053/41,679 Middle Sterlington Middle School B- LA #19/218 Nat'l #2,699/14,009 High Sterlington High School F LA #58/265 Nat'l #6,890/17,239

Schools (NCES district)

• District: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

B Composite livability gradescore 70/100

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Union · 163,370 people
• Metro: Monroe, LA
• Population (ZIP): 4,999
• Household income: $75,768
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 6% of renters

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Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 283.4492
• 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

Property features AI

Finance

• Other: Address: Violet IV A Plan, Sterlington, LA 71280Listing status: Active
• Financial info: List price $303,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan: Violet IV APlan inventory type

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,892