939 Delhomme Ave · Scott, LA 70583

$133,900

2 bd · 2.0 ba · 1,709 sqft · SingleFamily public records · 8 Days on market

Built 1973 0.29 ac lot $78/sqft · 63% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nestled in the heart of the Boudin Festival City of Scott, you'll come home to an updated cute and chic 2BR/2BA brick home. It's a perfect starter home that boasts 2 large open living areas on top of a corner breakfast nook. Modern updates in kitchen, master bath and guest bath. And we've even thrown in the appliances (stove & dishwasher). Mature landscaping, storage area, front and backyard, beautiful lot with the ease of access to local favorites with a blank space to add even more fun to your outside country living lifestyle.

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Cap rate 13.3% 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: Westside Elementary School (math 32% / reading 34%, grade F, #297 of 646 statewide, top 46%, 635 students, 72% 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).
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 276 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $926 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 $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago 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.
• Current owner paid $106k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $133,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $386,179
• List price: $133,900
• Delta: -65.33%
• 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
205 Boxview St	0.49mi	3/2.0 (+1)	1,626 (-5%)	3mo	$335,000	$206	62
427 Bozeman Trl	0.49mi	3/2.0 (+1)	1,836 (+7%)	1mo	$399,904	$218	59
1009 Stephen St	0.59mi	3/2.0 (+1)	1,761 (+3%)	6mo	$239,000	$136	58
405 Bozeman Trl	0.52mi	3/2.0 (+1)	1,836 (+7%)	7mo	$377,742	$206	53
203 Boxview St	0.48mi	3/2.0 (+1)	1,616 (-5%)	14mo	$348,000	$215	52
337 Bozeman Trl	0.50mi	3/2.0 (+1)	1,521 (-11%)	5mo	$297,500	$196	50
205 Keystone Dr	0.62mi	3/2.0 (+1)	1,817 (+6%)	7mo	$347,900	$191	50
216 Keystone Dr	0.60mi	3/2.0 (+1)	1,559 (-9%)	6mo	$329,000	$211	48
100 Sandstone Ave	0.74mi	3/2.0 (+1)	1,578 (-8%)	1mo	$345,000	$219	47
311 Villager Ave Unit C	0.59mi	3/2.0 (+1)	1,913 (+12%)	2mo	$437,000	$228	46
305 Villager Ave	0.64mi	3/2.5 (+1)	1,800 (+5%)	13mo	$360,000	$200	43
316 Sandstone Ave	0.56mi	3/3.0 (+1)	1,507 (-12%)	7mo	$302,500	$201	40

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $914
• Equity at exit: $19,965

10-year hold

• IRR: 10.4%
• Equity multiple: 1.82×
• Total profit: $30,576
• Equity at exit: $11,577

Cash invested: $37,492 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$702
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $351

Break-even live

Break-even rent $1,601

Max offer price $133,900

Occupancy floor 78%

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	13d	1	0.50mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	13d	1	0.52mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$1,668	$1.52	13d	10	1.08mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	43d	1	1.31mi

Listing history 8 events

1. 2026-05-14
   status Pending 683-char remark
2. 2026-05-06
   listed $133,900 Active 683-char remark
3. 2025-12-01
   price $149,900
4. 2025-09-02
   price $160,000
5. 2025-08-15
   listed $165,000 Active
6. 2019-05-01
   soldstatus $105,500
7. 2019-04-26
   soldstatus $105,500

   Show marketing remark (538 chars)

   Nestled in the heart of the Boudin Festival City of Scott, you'll come home to an updated cute and chic 2BR/2BA brick home. It's a perfect starter home that boasts 2 large open living areas on top of a corner breakfast nook. Modern updates in kitchen, master bath and guest bath. And we've even thrown in the appliances (stove & dishwasher). Mature landscaping, storage area, front and backyard, beautiful lot with the ease of access to local favorites with a blank space to add even more fun to your outside country living lifestyle.

8. 2018-08-09
   listed $110,000

   Show marketing remark (538 chars)

   Nestled in the heart of the Boudin Festival City of Scott, you'll come home to an updated cute and chic 2BR/2BA brick home. It's a perfect starter home that boasts 2 large open living areas on top of a corner breakfast nook. Modern updates in kitchen, master bath and guest bath. And we've even thrown in the appliances (stove & dishwasher). Mature landscaping, storage area, front and backyard, beautiful lot with the ease of access to local favorites with a blank space to add even more fun to your outside country living lifestyle.

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $959 · $80/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,542
• − Mortgage interest: −$7,500
• − Property taxes: −$959
• − Insurance: −$5,788
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$3,895
• Taxable income: $2,473
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,622/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

+21.7% since first listed

8 events — show timeline

• 2026-05-14 Pending — AcadianaMLS
• 2026-05-06 Listed $133,900 AcadianaMLS
• 2025-12-01 Price Changed $149,900 AcadianaMLS
• 2025-09-02 Price Changed $160,000 AcadianaMLS
• 2025-08-15 Listed $165,000 AcadianaMLS
• 2019-05-01 Sold (Public Records) $105,500 Public Records
• 2019-04-26 Sold (MLS) $105,500 AcadianaMLS
• 2018-08-09 Listed $110,000 AcadianaMLS

Property tax history

+44.1%/yr

Latest (2025): $959 · -1.3% YoY. Source: county tax records.