210 Payton Woods Ln · Scott, LA 70583

$231,289

3 bd · 2.0 ba · 1,495 sqft · SingleFamily · 112 Days on market

Built 2026 Excellent condition 7,405 sqft lot 2-car garage $36/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The Rayleigh IV G offers an open-concept floor plan featuring 3 bedrooms and 2 full bathrooms, thoughtfully designed for modern living. This New home includes upgraded quartz countertops, luxury vinyl plank flooring in the primary bedroom, and under-cabinet lighting. The spacious kitchen features a center island and opens seamlessly to the living and dining areas, creating the perfect space for entertaining and everyday living. Additional interior highlights include luxury vinyl plank flooring throughout the living area, hallways, and all wet areas, a spacious walk-in closet in the primary suite, and a Wi-Fi thermostat. Energy-efficient and quality-built features include a tankless gas water heater, post-tension slab, and covered rear patio. Outside, enjoy a fully landscaped yard with a seasonal landscaping package and attractive curb appeal.

Key facts

• Quartz countertops
• Center island
• 7,405 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• UNDER-CABINET LIGHTING
• CENTER ISLAND
• SPACIOUS WALK-IN CLOSET

🏗️ New construction. The $231,289 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,686.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (18.3% below list).
• Recommended offer: $189k (18.3% below list) — sets the bar for 1% rule.

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: 331 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 43% of the median local income ($53k/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 $2k of loan paydown is wiped out by about $8k 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 112 days — a 9% lower offer ($210k) 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 $188,935 (18.3% 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 112 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (median comp): $256,686
• List price: $231,289
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Nandina Dr	0.13mi	3/2.0	1,495 (0%)	4mo	$231,321	$155	91
209 Payton Woods Ln	0.03mi	3/2.0	1,601 (+7%)	1mo	$237,167	$148	86
117 Nandina Dr	0.08mi	3/2.0	1,601 (+7%)	1mo	$235,372	$147	84
107 Earline Dr	0.21mi	3/2.0	1,387 (-7%)	5mo	$167,000	$120	74
100 Sandstone Ave	0.39mi	3/2.0	1,578 (+6%)	4mo	$345,000	$219	70
309-D Villager Ave	0.57mi	3/2.0	1,596 (+7%)	2mo	$329,900	$207	60
204 Keystone Dr	0.49mi	3/2.0	1,346 (-10%)	5mo	$309,000	$230	57
129 Harvest Pointe Cir	0.73mi	3/2.0	1,440 (-4%)	4mo	$219,900	$153	56
201 Boxview St	0.70mi	3/2.0	1,604 (+7%)	1mo	$333,500	$208	54
104 Pine Harvest Ln	0.69mi	3/2.0	1,629 (+9%)	1mo	$232,990	$143	52
302 Sandstone Ave	0.54mi	2/2.0 (-1)	1,282 (-14%)	1mo	$289,000	$225	45
104 Oak Village Dr	0.68mi	3/2.0	1,705 (+14%)	3mo	$321,500	$189	42

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-61,754
• Equity at exit: $38,273

10-year hold

• IRR: -21.4%
• Equity multiple: -0.11×
• Total profit: $-79,592
• Equity at exit: $22,194

Cash invested: $71,872 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 95 active · 36 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $259,999 ($162/sqft)
• Median days on market: 204 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +6.2% vs current asking $/sqft

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

ZIP-level market 70583

• Active inventory: 331
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,850/yr
• Insurance: −$107
• HOA: −$36
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-317

Break-even live

Break-even rent $2,291

Max offer price $210,770

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-229	+0% $-317	+5% $-406	+10% $-495
Rent	-10% $-467	-5% $-392	+0% $-317	+5% $-243	+10% $-168
Rate	-1.0pp $-188	-0.5pp $-252	base $-317	+0.5pp $-384	+1.0pp $-451

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: $64,172
• Closing costs: $7,701
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Bozeman Trl Scott, LA	2.0	2.0	972	$1,650	$1.70	109d	1	0.39mi
100 Sandstone Ave Unit 100 Scott, LA	2.0	2.5	990	$1,650	$1.67	139d	1	0.39mi
1313 Apollo Rd Scott, LA	1.0–2.0	1.0–2.0	965	$1,771	$1.84	0d	9	0.40mi
315 Sandstone Ave #205 Scott, LA	2.0	2.5	1193	$2,095	$1.76	6d	1	0.63mi
315 Sandstone Ave #103 Scott, LA	2.0	2.5	990	$1,650	$1.67	139d	1	0.63mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	109d	1	0.63mi
315 Sandstone Ave #101 Scott, LA	2.0	2.5	990	$1,545	$1.56	6d	1	0.63mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	109d	1	0.65mi
110 Emerald Star Ln Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	6d	1	0.84mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$2,016	$1.22	3d	1	0.95mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	139d	1	1.02mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	139d	1	1.03mi
215 Sleepy Hollow Dr Lafayette, LA	3.0	2.0	1505	$2,000	$1.33	6d	1	1.44mi

Property features AI

Finance

• HOA & community: Association with annual fee of $430Association provides accounting and management

Exterior

• Parking: 2 covered parking spaces2-car garage
• Utilities: City gasPublic sewerElectric service by SLEMCO
• Home design: Single-family residenceUnder construction
• Construction: Brick veneer and vinyl siding exteriorComposition roof
• Exterior features: Outdoor lightingOpen patio/porch

Interior

• Kitchen: DishwasherMicrowaveElectric range
• Bedrooms: Secondary bedrooms included (Bedroom 2, Bedroom 3)
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningNatural gas heating
• Interior features: Quartz countersDining roomLiving roomKitchenBedroom 2Bedroom 3
• Laundry & utility: Electric dryer hookup

HOA detail $36/mo · $432/yr

• Likely covers: watergasinternetlandscaping

Listing history 50 events

1. 2026-09-24
   days on market $231,289 Active 112 DOM
2. 2026-09-24
   days on market $231,289 Active 111 DOM
3. 2026-09-22
   days on market $231,289 Active 110 DOM
4. 2026-09-21
   days on market $231,289 Active 109 DOM
5. 2026-09-20
   days on market $231,289 Active 108 DOM
6. 2026-09-19
   days on market $231,289 Active 107 DOM
7. 2026-09-18
   days on market $231,289 Active 106 DOM
8. 2026-09-17
   days on market $231,289 Active 105 DOM
9. 2026-09-16
   days on market $231,289 Active 104 DOM
10. 2026-09-15
    days on market $231,289 Active 103 DOM
11. 2026-09-14
    days on market $231,289 Active 102 DOM
12. 2026-09-13
    days on market $231,289 Active 101 DOM
13. 2026-09-12
    days on market $231,289 Active 100 DOM
14. 2026-09-11
    days on market $231,289 Active 99 DOM
15. 2026-09-05
    days on market $231,289 Active 93 DOM
16. 2026-09-04
    days on market $231,289 Active 92 DOM
17. 2026-09-03
    days on market $231,289 Active 91 DOM
18. 2026-08-31
    days on market $231,289 Active 88 DOM
19. 2026-08-30
    days on market $231,289 Active 87 DOM
20. 2026-08-29
    days on market $231,289 Active 86 DOM
21. 2026-08-28
    days on market $231,289 Active 85 DOM
22. 2026-08-27
    days on market $231,289 Active 84 DOM
23. 2026-08-26
    days on market $231,289 Active 83 DOM
24. 2026-08-25
    days on market $231,289 Active 82 DOM
25. 2026-08-24
    days on market $231,289 Active 81 DOM
26. 2026-08-23
    days on market $231,289 Active 80 DOM
27. 2026-08-22
    days on market $231,289 Active 79 DOM
28. 2026-08-21
    days on market $231,289 Active 78 DOM
29. 2026-08-20
    days on market $231,289 Active 77 DOM
30. 2026-08-19
    days on market $231,289 Active 76 DOM
31. 2026-08-18
    days on market $231,289 Active 75 DOM
32. 2026-08-17
    days on market $231,289 Active 74 DOM
33. 2026-08-16
    days on market $231,289 Active 73 DOM
34. 2026-08-15
    days on market $231,289 Active 72 DOM
35. 2026-08-14
    days on market $231,289 Active 71 DOM
36. 2026-08-13
    days on market $231,289 Active 70 DOM
37. 2026-08-12
    days on market $231,289 Active 69 DOM
38. 2026-08-11
    days on market $231,289 Active 68 DOM
39. 2026-08-10
    days on market $231,289 Active 67 DOM
40. 2026-08-09
    days on market $231,289 Active 66 DOM
41. 2026-08-08
    days on market $231,289 Active 65 DOM
42. 2026-08-07
    days on market $231,289 Active 64 DOM
43. 2026-08-06
    days on market $231,289 Active 63 DOM
44. 2026-08-05
    days on market $231,289 Active 62 DOM
45. 2026-08-04
    days on market $231,289 Active 61 DOM
46. 2026-08-03
    days on market $231,289 Active 60 DOM
47. 2026-07-31
    days on market $231,289 Active 57 DOM
48. 2026-07-30
    days on market $231,289 Active 56 DOM
49. 2026-07-29
    days on market $231,289 Active 55 DOM
50. 2026-07-27
    days on market $231,289 Active 53 DOM

ⓘ 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: $22,672
• − Mortgage interest: −$14,378
• − Property taxes: −$3,850
• − Insurance: −$1,283
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$432
• − Depreciation: −$7,467
• Taxable loss: −$8,367
• Est. tax savings @ 24.0%: +$2,008
• After-tax cash flow: $-1,800/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 · 9 photos

Excellent 95/100 None rehab

This brand-new construction home in Payton Woods offers an open-concept floor plan with modern finishes and excellent curb appeal. It is move-in ready and ready to be customized for maximum value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add smart home features — Improves convenience and could increase rental value ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Westside Elementary School F LA #297/646 Nat'l #24,614/41,679 Middle Scott Middle School F LA #143/218 Nat'l #10,795/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

C Composite livability gradescore 66/100

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
• County: Lafayette · 280,930 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 8,670
• Household income: $52,856
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

• HOA & community: Association with annual fee of $430Association provides accounting and management

Exterior

• Parking: 2 covered parking spaces2-car garage
• Utilities: City gasPublic sewerElectric service by SLEMCO
• Home design: Single-family residenceUnder construction
• Construction: Brick veneer and vinyl siding exteriorComposition roof
• Exterior features: Outdoor lightingOpen patio/porch

Interior

• Kitchen: DishwasherMicrowaveElectric range
• Bedrooms: Secondary bedrooms included (Bedroom 2, Bedroom 3)
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningNatural gas heating
• Interior features: Quartz countersDining roomLiving roomKitchenBedroom 2Bedroom 3
• Laundry & utility: Electric dryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $231,289 Zillow
• 2026-06-04 Listed $231,289 AcadianaMLS