911 Sunset St · Scott, LA 70583

$149,000

3 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 76 Days on market

Built 1957 5,662 sqft lot $83/sqft · 55% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• 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

If you're looking for unique and spacious, this one's for you! This quaint and cozy 3 bedroom 2 bathroom home offers lots of extra connected, under roof space perfect for workshops, storage, and other creative purposes. The covered walkway leads you into an inviting foyer space, while the attached carport and garage provide convenient, protected parking for one vehicle and offer kitchen entrance. The exterior showcases a clean, low maintenance stucco finish complemented by natural wood details, offering a blend of rustic charm and simple elegance. The back yard is fenced in, complete with a gate entrance perfect for boats and trailers to fit through. It's also located only minutes from downtown Scott and many popular restaurants and local attractions. This home is great for so many reasons!

Key facts

• 5,662 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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+, schools 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.
• Market conditions: 276 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.45% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (median comp): $330,061
• List price: $149,000
• Delta: -54.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Bozeman Trl	0.32mi	3/2.0	1,836 (+2%)	1mo	$399,904	$218	80
1009 Stephen St	0.25mi	3/2.0	1,761 (-2%)	6mo	$239,000	$136	80
405 Bozeman Trl	0.43mi	3/2.0	1,836 (+2%)	7mo	$377,742	$206	70
205 Keystone Dr	0.49mi	3/2.0	1,817 (+1%)	7mo	$347,900	$191	69
311 Villager Ave Unit C	0.42mi	3/2.0	1,913 (+6%)	2mo	$437,000	$228	68
205 Boxview St	0.34mi	3/2.0	1,626 (-10%)	3mo	$335,000	$206	66
414 Lauren Dr	0.61mi	4/2.0 (+1)	1,756 (-2%)	0mo	$260,000	$148	62
418 Lauren Dr	0.60mi	3/2.0	1,620 (-10%)	6mo	$243,000	$150	51
100 Sandstone Ave	0.62mi	3/2.0	1,578 (-12%)	1mo	$345,000	$219	50
117 Trail Pointe Dr	0.42mi	4/2.0 (+1)	1,993 (+11%)	10mo	$445,000	$223	49
216 Keystone Dr	0.59mi	3/2.0	1,559 (-13%)	6mo	$329,000	$211	46
108 Westward Ave	0.60mi	4/3.0 (+1)	1,561 (-13%)	12mo	$207,000	$133	32

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $508
• Equity at exit: $22,216

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $32,776
• Equity at exit: $12,883

Cash invested: $41,720 (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 70583

• Active inventory: 276
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $384

Break-even live

Break-even rent $1,675

Max offer price $149,000

Occupancy floor 77%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	14d	1	0.37mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	14d	10	0.78mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	44d	1	0.88mi

Listing history 13 events

1. 2026-06-10
   days on market $149,000 Active 76 DOM
2. 2026-06-09
   days on market $149,000 Active 75 DOM
3. 2026-06-08
   days on market $149,000 Active 74 DOM
4. 2026-06-07
   days on market $149,000 Active 73 DOM
5. 2026-06-05
   days on market $149,000 Active 70 DOM
6. 2026-06-03
   days on market $149,000 Active 69 DOM
7. 2026-06-02
   days on market $149,000 Active 68 DOM
8. 2026-06-01
   days on market $149,000 Active 67 DOM
9. 2026-05-31
   days on market $149,000 Active 66 DOM
10. 2026-05-30
    days on market $149,000 Active 65 DOM
11. 2026-05-08
    price $149,000 802-char remark

    Show marketing remark (802 chars)

    If you're looking for unique and spacious, this one's for you! This quaint and cozy 3 bedroom 2 bathroom home offers lots of extra connected, under roof space perfect for workshops, storage, and other creative purposes. The covered walkway leads you into an inviting foyer space, while the attached carport and garage provide convenient, protected parking for one vehicle and offer kitchen entrance. The exterior showcases a clean, low maintenance stucco finish complemented by natural wood details, offering a blend of rustic charm and simple elegance. The back yard is fenced in, complete with a gate entrance perfect for boats and trailers to fit through. It's also located only minutes from downtown Scott and many popular restaurants and local attractions. This home is great for so many reasons!

12. 2026-03-26
    listed $165,000 Active 802-char remark

    Show marketing remark (802 chars)

    If you're looking for unique and spacious, this one's for you! This quaint and cozy 3 bedroom 2 bathroom home offers lots of extra connected, under roof space perfect for workshops, storage, and other creative purposes. The covered walkway leads you into an inviting foyer space, while the attached carport and garage provide convenient, protected parking for one vehicle and offer kitchen entrance. The exterior showcases a clean, low maintenance stucco finish complemented by natural wood details, offering a blend of rustic charm and simple elegance. The back yard is fenced in, complete with a gate entrance perfect for boats and trailers to fit through. It's also located only minutes from downtown Scott and many popular restaurants and local attractions. This home is great for so many reasons!

13. 2014-01-03
    soldstatus $120,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $638 · $53/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$181/yr (+$15/mo · 28.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $25,928
• − Mortgage interest: −$8,346
• − Property taxes: −$638
• − Insurance: −$5,864
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,335
• Taxable income: $2,597
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,981/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

• Census place: Scott, LA
• City population: 8,670
• Population (ZIP): 8,670

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: 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%

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

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

+24.2% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $149,000 AcadianaMLS
• 2026-03-26 Listed $165,000 AcadianaMLS
• 2014-01-03 Sold (Public Records) $120,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $638 · -1.3% YoY. Source: county tax records.