204 Payton Woods Ln · Scott, LA 70583

$231,853

3 bd · 2.0 ba · 1,495 sqft · SingleFamily · 80 Days on market

Built 2026 Excellent condition 7,405 sqft lot 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 +7.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• 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 has an open floor plan with upgraded stainless appliances with a gas range & luxury vinyl plank flooring added in bedrooms. Special features: granite counters, kitchen island, vinyl plank flooring in living area, halls & all wet areas, walk-in closet in primary bathroom, smart connect Wi-Fi thermostat, seasonal landscaping package, gas tankless water heater, post-tension slab & so much more!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $231,853 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $254,132.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (18.5% below list).
• Recommended offer: $189k (18.5% 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 80 days — a 6% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 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 (18.5% 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 80 days. Have you received any prior offers? Is the seller open to a 19% 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: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 11.2

CMA / ARV

• ARV (median comp): $254,132
• List price: $231,853
• Delta: -8.77%
• 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	0.14mi	3/2.0	1,495 (0%)	4mo	$231,321	$155	90
209 Payton Woods Ln	0.04mi	3/2.0	1,601 (+7%)	1mo	$237,167	$148	86
117 Nandina Dr	0.07mi	3/2.0	1,601 (+7%)	1mo	$235,372	$147	84
107 Earline Dr	0.19mi	3/2.0	1,387 (-7%)	5mo	$167,000	$120	75
100 Sandstone Ave	0.38mi	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	61
204 Keystone Dr	0.49mi	3/2.0	1,346 (-10%)	5mo	$309,000	$230	57
129 Harvest Pointe Cir	0.72mi	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	0.70mi	3/2.0	1,629 (+9%)	1mo	$232,990	$143	52
302 Sandstone Ave	0.53mi	2/2.0 (-1)	1,282 (-14%)	1mo	$289,000	$225	46
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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-60,216
• Equity at exit: $37,892

10-year hold

• IRR: -20.6%
• Equity multiple: -0.08×
• Total profit: $-76,805
• Equity at exit: $21,973

Cash invested: $71,157 (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: 97 active · 36 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $258,529 ($162/sqft)
• Median days on market: 203 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +5.2% 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): −$1,333
• Tax est. 1.5%: −$318 /mo · $3,812/yr
• Insurance: −$106
• HOA: −$36
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-300

Break-even live

Break-even rent $2,269

Max offer price $210,770

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-212	+0% $-300	+5% $-387	+10% $-475
Rent	-10% $-449	-5% $-374	+0% $-300	+5% $-225	+10% $-150
Rate	-1.0pp $-172	-0.5pp $-235	base $-300	+0.5pp $-366	+1.0pp $-433

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: $63,533
• Closing costs: $7,624
• 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: Community association with annual fee of $430Association provides management and accounting services

Exterior

• Parking: 2 covered parking spacesGarage (2 cars)
• Utilities: City gasPublic sewerElectric service by SLEMCO
• Home design: Single family residenceUnder construction
• Construction: Brick veneer and vinyl sidingComposition roof
• Exterior features: Outdoor lightingOpen patio/porch

Interior

• Kitchen: DishwasherMicrowaveGas stove
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningNatural gas heating
• Interior features: Open living room and dining areaGranite countersDouble pane windows
• 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 $231,853 Active 80 DOM
2. 2026-09-24
   days on market $231,853 Active 79 DOM
3. 2026-09-22
   days on market $231,853 Active 78 DOM
4. 2026-09-21
   days on market $231,853 Active 77 DOM
5. 2026-09-20
   days on market $231,853 Active 76 DOM
6. 2026-09-19
   days on market $231,853 Active 75 DOM
7. 2026-09-18
   days on market $231,853 Active 74 DOM
8. 2026-09-17
   days on market $231,853 Active 73 DOM
9. 2026-09-16
   days on market $231,853 Active 72 DOM
10. 2026-09-15
    days on market $231,853 Active 71 DOM
11. 2026-09-14
    days on market $231,853 Active 70 DOM
12. 2026-09-13
    days on market $231,853 Active 69 DOM
13. 2026-09-12
    days on market $231,853 Active 68 DOM
14. 2026-09-11
    days on market $231,853 Active 67 DOM
15. 2026-09-05
    days on market $231,853 Active 61 DOM
16. 2026-09-04
    days on market $231,853 Active 60 DOM
17. 2026-09-03
    days on market $231,853 Active 59 DOM
18. 2026-08-31
    days on market $231,853 Active 56 DOM
19. 2026-08-30
    days on market $231,853 Active 55 DOM
20. 2026-08-29
    days on market $231,853 Active 54 DOM
21. 2026-08-28
    days on market $231,853 Active 53 DOM
22. 2026-08-27
    days on market $231,853 Active 52 DOM
23. 2026-08-26
    days on market $231,853 Active 51 DOM
24. 2026-08-25
    days on market $231,853 Active 50 DOM
25. 2026-08-24
    days on market $231,853 Active 49 DOM
26. 2026-08-23
    days on market $231,853 Active 48 DOM
27. 2026-08-22
    days on market $231,853 Active 47 DOM
28. 2026-08-21
    days on market $231,853 Active 46 DOM
29. 2026-08-20
    days on market $231,853 Active 45 DOM
30. 2026-08-19
    days on market $231,853 Active 44 DOM
31. 2026-08-18
    days on market $231,853 Active 43 DOM
32. 2026-08-17
    days on market $231,853 Active 42 DOM
33. 2026-08-16
    days on market $231,853 Active 41 DOM
34. 2026-08-15
    days on market $231,853 Active 40 DOM
35. 2026-08-14
    statusdays on market $231,853 Active 39 DOM
36. 2026-07-27
    statusdays on market $231,853 Pending 38 DOM
37. 2026-07-23
    days on market $231,853 Active 37 DOM
38. 2026-07-22
    days on market $231,853 Active 36 DOM
39. 2026-07-21
    days on market $231,853 Active 35 DOM
40. 2026-07-18
    days on market $231,853 Active 32 DOM
41. 2026-07-16
    days on market $231,853 Active 30 DOM
42. 2026-07-16
    days on market $231,853 Active 29 DOM
43. 2026-07-14
    days on market $231,853 Active 28 DOM
44. 2026-07-13
    days on market $231,853 Active 27 DOM
45. 2026-07-12
    days on market $231,853 Active 26 DOM
46. 2026-07-11
    days on market $231,853 Active 25 DOM
47. 2026-07-10
    days on market $231,853 Active 24 DOM
48. 2026-07-09
    days on market $231,853 Active 23 DOM
49. 2026-07-08
    days on market $231,853 Active 22 DOM
50. 2026-07-07
    days on market $231,853 Active 21 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: −$14,235
• − Property taxes: −$3,812
• − Insurance: −$1,271
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$432
• − Depreciation: −$7,393
• Taxable loss: −$8,098
• Est. tax savings @ 24.0%: +$1,944
• After-tax cash flow: $-1,652/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 · 6 photos

Excellent 100/100 None rehab

This brand-new construction home in Payton Woods offers an open floor plan with upgraded appliances and luxury finishes. It is move-in ready and ready to be customized for maximum value.

Value-add opportunities

• Both Smart home integration — Enhances convenience and energy efficiency ↑
• Both Smart security system — Improves safety and appeal ↑
• Both Smart lighting system — Enhances ambiance and energy efficiency ↑

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: Community association with annual fee of $430Association provides management and accounting services

Exterior

• Parking: 2 covered parking spacesGarage (2 cars)
• Utilities: City gasPublic sewerElectric service by SLEMCO
• Home design: Single family residenceUnder construction
• Construction: Brick veneer and vinyl sidingComposition roof
• Exterior features: Outdoor lightingOpen patio/porch

Interior

• Kitchen: DishwasherMicrowaveGas stove
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningNatural gas heating
• Interior features: Open living room and dining areaGranite countersDouble pane windows
• Laundry & utility: Electric dryer hookup

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $231,853 Zillow
• 2026-06-16 Relisted — AcadianaMLS
• 2026-05-07 Listed $231,853 AcadianaMLS