100 Brooke Vly · Scott, LA 70507

$175,000

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 20 Days on market

Built 2009 4,791 sqft lot Est $197k · 11% under

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Why this score? — see what drove the C+ 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 +25.1/30.0
• ARV discount +12.6/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• 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

Charming new construction featuring 9'ceilings, laminate wood & ceramic tile floors, fireplace, ceramic tile counter tops and floors plus custom cabinets in kitchen, 2'' faux blinds, wood privacy fence, 2-10 Home Warranty.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2009

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Garage (1 covered space)
• Utilities: Community sewer; Electric service: SLEMCO
• Home design: Single family residence; City street frontage
• Construction: Brick veneer and other siding over frame construction; Composition roof
• Exterior features: Partial fencing; Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Electric stove/oven
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Tile countertops; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% FRL); Carencro Middle School (math 18% / reading 28%, grade F, #145 of 218 statewide, top 69%, 665 students, 75% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 324 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $127k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $197,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Royalton Pkwy	0.08mi	3/2.0	1,300 (-1%)	1mo	$205,000	$158	94
215 Royalton Pkwy	0.05mi	3/2.0	1,202 (-9%)	11mo	$180,000	$150	74
104 Mulligan Way	0.06mi	3/2.0	1,157 (-12%)	6mo	$160,900	$139	72
111 Belcourt Dr	0.15mi	3/2.0	1,220 (-7%)	12mo	$173,000	$142	71
113 Country Living Dr	0.59mi	3/2.0	1,362 (+4%)	3mo	$200,000	$147	64
307 Wexford St	0.47mi	3/2.0	1,274 (-3%)	12mo	$194,999	$153	63
106 Country Garden Ln	0.53mi	3/2.0	1,408 (+7%)	2mo	$185,000	$131	62
103 Royalton Pkwy	0.15mi	3/2.0	1,120 (-15%)	9mo	$175,000	$156	61
312 Gun Runner Dr	0.68mi	3/2.0	1,385 (+5%)	10mo	$250,900	$181	51
102 Country Living Dr	0.56mi	3/2.0	1,164 (-12%)	12mo	$180,000	$155	45
119 Horizon Ln	0.64mi	3/2.0	1,479 (+12%)	9mo	$219,900	$149	42
146 Country Garden Ln	0.69mi	3/2.0	1,471 (+12%)	11mo	$189,000	$128	39

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,756
• Equity at exit: $26,093

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $28,312
• Equity at exit: $15,131

Cash invested: $49,000 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$918
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $387

Break-even live

Break-even rent $1,400

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,945	$1.09	21d	1	0.14mi
116 Yardley Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	43d	1	0.16mi
121 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	13d	1	0.17mi
102 Yardley Ct Lafayette, LA	3.0	2.0	1298	$1,645	$1.27	43d	1	0.20mi
417 Mango Dr Lafayette, LA	3.0	2.0	1613	$2,015	$1.25	13d	1	0.23mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	43d	1	0.23mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	21d	1	0.23mi
122 SANTIAGO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	21d	1	0.25mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	43d	1	0.28mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	21d	1	0.28mi
109 Santiago Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	13d	1	0.30mi
2308 W Gloria Switch Rd Carencro, LA	3.0	2.0	1567	$1,600	$1.02	43d	1	0.86mi

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Coming Soon 20 DOM
2. 2026-06-17
   days on market $175,000 Coming Soon 19 DOM
3. 2026-06-16
   days on market $175,000 Coming Soon 18 DOM
4. 2026-06-15
   days on market $175,000 Coming Soon 17 DOM
5. 2026-06-14
   days on market $175,000 Coming Soon 15 DOM
6. 2026-06-13
   days on market $175,000 Coming Soon 14 DOM
7. 2026-06-10
   days on market $175,000 Coming Soon 12 DOM
8. 2026-06-09
   days on market $175,000 Coming Soon 11 DOM
9. 2026-06-08
   days on market $175,000 Coming Soon 10 DOM
10. 2026-06-07
    days on market $175,000 Coming Soon 9 DOM
11. 2026-06-05
    days on market $175,000 Coming Soon 6 DOM
12. 2026-06-03
    days on market $175,000 Coming Soon 5 DOM
13. 2026-06-02
    days on market $175,000 Coming Soon 4 DOM
14. 2026-06-01
    days on market $175,000 Coming Soon 3 DOM
15. 2026-05-31
    days on market $175,000 Coming Soon 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $175,000 Coming Soon 1 DOM

ⓘ 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: $1,386 · $115/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,677
• − Mortgage interest: −$9,803
• − Property taxes: −$1,386
• − Insurance: −$875
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$5,091
• Taxable income: $1,895
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $4,187/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

• County: Lafayette Parish · 207,544 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

+37.9% since first listed

3 events — show timeline

• 2026-05-29 Coming Soon $175,000 AcadianaMLS
• 2009-07-09 Sold (MLS) $126,900 AcadianaMLS
• 2009-01-29 Listed $126,900 AcadianaMLS

Property tax history

+10.3%/yr

Latest (2025): $1,386 · -1.3% YoY. Source: county tax records.