Ravenswood V A Plan · Sterlington, LA 71280

$268,990

4 bd · 2.0 ba · 1,885 sqft · SingleFamily · 954 Days on market

Poor condition

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

Key facts

• 2 garage spots
• Listed 953 days

🏗️ New construction. The $268,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,204.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (7.1% below list).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 954 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,711 (12.0% 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 954 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 A-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. 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?
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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $317,204
• List price: $268,990
• Delta: -15.20%
• 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
301 Southern Grove Rd	0.15mi	3/2.0 (-1)	1,926 (+2%)	10mo	$280,000	$145	76
304 Southern Grove Rd	0.13mi	3/2.0 (-1)	2,020 (+7%)	4mo	$289,000	$143	74
107 Vieux Carre	0.19mi	3/2.0 (-1)	1,800 (-4%)	8mo	$315,000	$175	72
211 Barker Dr	0.48mi	4/2.0	1,838 (-2%)	2mo	$290,000	$158	71
202 Thatcher Ln	0.55mi	4/2.0	1,863 (-1%)	3mo	$305,000	$164	70
302 Winkler Way	0.33mi	4/2.5	1,968 (+4%)	13mo	$322,900	$164	65
207 Winkler Way	0.46mi	3/2.0 (-1)	1,967 (+4%)	4mo	$305,000	$155	63
207 Lynnhaven St	0.15mi	3/2.0 (-1)	1,618 (-14%)	10mo	$236,000	$146	56
123 Vieux Carre Pl	0.26mi	3/2.0 (-1)	1,675 (-11%)	12mo	$325,000	$194	55
121 Vieux Carre	0.25mi	3/2.0 (-1)	1,680 (-11%)	13mo	$325,000	$193	54
414 Thatcher Ln	0.22mi	5/2.5 (+1)	2,109 (+12%)	11mo	$335,000	$159	54
212 Hoover Dr	0.50mi	4/2.0	1,706 (-10%)	10mo	$270,000	$158	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $158,967
• Equity at exit: $285,762

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $479,080
• Equity at exit: $616,257

Cash invested: $88,817 (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 71280

• Home prices YoY: 4.1%
• Active inventory: 189
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,663
• Tax est. 1.5%: −$397 /mo · $4,758/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-217

Break-even live

Break-even rent $2,775

Max offer price $285,786

Occupancy floor —

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: $79,301
• Closing costs: $9,516
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Lynnhaven St Monroe, LA	3.0	2.0	1710	$2,500	$1.46	43d	1	0.11mi

Listing history 19 events

1. 2026-06-19
   days on market $268,990 Active 954 DOM
2. 2026-06-18
   days on market $268,990 Active 953 DOM
3. 2026-06-17
   days on market $268,990 Active 952 DOM
4. 2026-06-16
   days on market $268,990 Active 951 DOM
5. 2026-06-15
   days on market $268,990 Active 950 DOM
6. 2026-06-14
   days on market $268,990 Active 948 DOM
7. 2026-06-13
   days on market $268,990 Active 947 DOM
8. 2026-06-10
   days on market $268,990 Active 945 DOM
9. 2026-06-09
   days on market $268,990 Active 944 DOM
10. 2026-06-08
    days on market $268,990 Active 943 DOM
11. 2026-06-07
    days on market $268,990 Active 942 DOM
12. 2026-06-03
    days on market $268,990 Active 938 DOM
13. 2026-06-02
    days on market $268,990 Active 937 DOM
14. 2026-06-01
    days on market $268,990 Active 936 DOM
15. 2026-05-31
    days on market $268,990 Active 935 DOM
16. 2026-05-30
    days on market $268,990 Active 934 DOM
17. 2026-04-14
    price $268,990 214-char remark

    Show marketing remark (214 chars)

    - Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

18. 2023-11-20
    price $266,990 214-char remark

    Show marketing remark (214 chars)

    - Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

19. 2023-11-08
    listed $260,990 Active 214-char remark

    Show marketing remark (214 chars)

    - Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

ⓘ 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: $30,000
• − Mortgage interest: −$17,768
• − Property taxes: −$4,758
• − Insurance: −$1,586
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,228
• Taxable loss: −$8,140
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $-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 · 3 photos

Poor 20/100 Extensive rehab

The provided images and listing remarks indicate a conceptual design, not a real property. No physical property is visible, and the condition cannot be assessed. The property appears to be a large, open field with no structure or landscaping.

Schools (NCES district)

• District: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,999

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 283.4492
• 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

+3.1% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $268,990 Zillow
• 2023-11-20 Price Changed $266,990 Zillow
• 2023-11-08 Listed $260,990 Zillow