206 Eagle Heights Dr · Scott, LA 70529

$234,500

4 bd · 2.0 ba · 1,706 sqft · Land · 61 Days on market

6,098 sqft lot $32/mo HOA · 2% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fargo plan, located at the charming Station Heights community in Duson, Louisiana. The Fargo is one of our popular one-story floor plans. In this 4 bed, 2 bath home, you will explore over 1,700 square feet of spacious living. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. The kitchen features spacious countertops, modern painted cabinetry, walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or to serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips. Whatever room in this house you are in, you will feel right at home. Contact us today for your personal tour of the Fargo!

Key facts

• Advanced thermostats
• Energy efficiency
• Ring doorbells

Tags

• SMART HOME TECHNOLOGY
• RING DOORBELLS
• SMART GARAGE CONTROLS
• ADVANCED THERMOSTATS
• ROBUST SECURITY SYSTEMS
• ENERGY EFFICIENCY

Property features AI

Finance

• HOA & community: Annual association fee of 380; Community management

Exterior

• Parking: 2 parking spaces; 2 covered spaces; Garage
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Under construction
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Covered porch; No fencing

Interior

• Kitchen: Dishwasher; Disposal; Gas stove
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central air conditioning
• Interior features: Varied ceiling heights; Walk-in closets; Granite counters; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $234,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $5,182.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $234k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• To cash-flow at today's rent, offer at most $154k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (40.9% below list).
• Recommended offer: $139k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 244.0% 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+, 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); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 197 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 $36 of loan paydown is wiped out by about $155 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $138,540 (40.9% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 26.73% ✓
• Cap rate: 244.02%
• Cash-on-cash: 849.04%
• DSCR: 38.78
• GRM: 0.3

CMA / ARV

• ARV (median comp): $5,182
• List price: $234,500
• Delta: 4425.03%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 45.51×
• Total profit: $64,589
• Equity at exit: $773

10-year hold

• IRR: —
• Equity multiple: 97.90×
• Total profit: $140,605
• Equity at exit: $448

Cash invested: $1,451 (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: 197
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$27
• Tax est. 1.5%: −$6 /mo · $78/yr
• Insurance: −$2
• HOA: −$32
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $1,027

Break-even live

Break-even rent $86

Max offer price $5,182

Occupancy floor 21%

Sensitivity live

Price	-10% $1,030	-5% $1,028	+0% $1,027	+5% $1,025	+10% $1,023
Rent	-10% $917	-5% $972	+0% $1,027	+5% $1,081	+10% $1,136
Rate	-1.0pp $1,029	-0.5pp $1,028	base $1,027	+0.5pp $1,025	+1.0pp $1,024

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: $1,296
• Closing costs: $155
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 19 events

1. 2026-06-21
   days on market $234,500 Active 61 DOM
2. 2026-06-18
   days on market $234,500 Active 58 DOM
3. 2026-06-17
   days on market $234,500 Active 57 DOM
4. 2026-06-16
   days on market $234,500 Active 56 DOM

   Show marketing remark (1281 chars)

   Welcome to the Fargo plan, located at the charming Station Heights community in Duson, Louisiana. The Fargo is one of our popular one-story floor plans. In this 4 bed, 2 bath home, you will explore over 1,700 square feet of spacious living. As you enter the Fargo, you will see the long main hallway leading you to the open living room and kitchen. The kitchen features spacious countertops, modern painted cabinetry, walk-in pantry, and a conveniently located island, ideal for your family and guests to enjoy meals together. The primary bedroom is located at the rear of the home for privacy and has its own ensuite bath featuring walk-in closet. Additionally, the home has 3 other bedrooms offering plenty of room to grow, office space or to serve as bonus rooms. On the exterior of the Fargo, you will notice eye catching, aesthetic brick and 2 car garage with attic access, and space for extra storage. Each home comes with a covered patio to enjoy those pretty days outside, fully sodded yard and standard landscape package. Indulge in the ease of our included Smart Home Automation Technology, designed to bring everyday life right to your fingertips. Whatever room in this house you are in, you will feel right at home. Contact us today for your personal tour of the Fargo!

5. 2026-06-15
   days on market $234,500 Active 55 DOM
6. 2026-06-14
   days on market $234,500 Active 53 DOM
7. 2026-06-13
   days on market $234,500 Active 52 DOM
8. 2026-06-10
   days on market $234,500 Active 50 DOM
9. 2026-06-09
   days on market $234,500 Active 49 DOM
10. 2026-06-08
    days on market $234,500 Active 48 DOM
11. 2026-06-07
    days on market $234,500 Active 47 DOM
12. 2026-06-05
    days on market $234,500 Active 44 DOM
13. 2026-06-03
    days on market $234,500 Active 43 DOM
14. 2026-06-02
    days on market $234,500 Active 42 DOM
15. 2026-06-01
    days on market $234,500 Active 41 DOM
16. 2026-05-31
    days on market $234,500 Active 40 DOM
17. 2026-05-30
    days on market $234,500 Active 39 DOM
18. 2026-04-21
    listed $234,500 Active 1557-char remark
19. 2025-04-10
    soldstatus $794,000

ⓘ 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: $16,625
• − Mortgage interest: −$290
• − Property taxes: −$78
• − Insurance: −$26
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − HOA: −$384
• − Depreciation: −$151
• Taxable income: $13,036
• Est. tax owed @ 24.0%: −$3,129
• After-tax cash flow: $9,191/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.

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

-70.5% since first listed

3 events — show timeline

• 2026-06-16 Listed $234,500 Zillow
• 2026-04-21 Listed $234,500 AcadianaMLS
• 2025-04-10 Sold (Public Records) $794,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $206 · +18.4% YoY. Source: county tax records.