117 Larry St · Scott, LA 70506

$175,000

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 104 Days on market

Built 1984 5,227 sqft lot Est $244k · 28% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated patio home on a corner lot. This move-in ready home is ready for you now! A fireplace in the living room with vaulted ceilings, new countertops in the kitchen, new roof and carpeting, master bathroom and guest bedroom downstairs. Association covers pool access.

Key facts

• Spacious layout
• Conveniently located
• 5,227 sq ft lot

Tags

• NEW VINYL PLANK FLOORING
• BRAND-NEW COUNTERTOPS
• SPACIOUS LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: No additional financial or community amenities listed
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Security: No security features listed
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single-family residence; Garden/Patio style
• Construction: Wood siding; Composition roof
• Exterior features: Open patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Electric stove/oven
• Bedrooms: Bedrooms information not provided
• Flooring: Tile; Vinyl plank
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Crown molding; Varied ceiling heights; Vaulted ceilings; Walk-in closets; Other counters; Window treatments; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $541 ($6k/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: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Rents rising fast (+4.1%/yr); 404 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $136k; 29% 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $243,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Larry St	0.00mi	3/2.0	1,800 (+1%)	0mo	$175,000	$97	98
240 Ivory St	0.20mi	3/2.0	1,774 (-0%)	14mo	$245,000	$138	79
109 Kohen Luke Dr	0.35mi	3/2.0	1,768 (-1%)	6mo	$190,500	$108	78
116 Onyx St	0.25mi	3/2.0	1,877 (+5%)	14mo	$257,000	$137	67
401 Pinto St	0.10mi	3/2.0	1,601 (-10%)	18mo	$200,000	$125	63
128 Kohen Luke Dr	0.28mi	3/2.0	1,642 (-8%)	18mo	$222,000	$135	59
309 Olympic Dr	0.71mi	3/2.0	1,716 (-4%)	10mo	$242,500	$141	53
134 Emerald Star Ln	0.33mi	4/2.0 (+1)	1,874 (+5%)	23mo	$250,000	$133	52
125 Franklin Ln	0.66mi	3/2.0	1,863 (+5%)	18mo	$230,000	$123	46
116 Bronze Medal Dr	0.68mi	3/2.0	1,619 (-9%)	10mo	$239,000	$148	45
104 Breckenridge Loop	0.69mi	3/2.0	1,544 (-13%)	3mo	$212,500	$138	44
101 Long Creek Ln	0.71mi	3/2.0	1,617 (-9%)	12mo	$272,000	$168	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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $8,449
• Equity at exit: $26,093

10-year hold

• IRR: 14.8%
• Equity multiple: 2.26×
• Total profit: $61,565
• 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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 404
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $541

Break-even live

Break-even rent $1,397

Max offer price $175,000

Occupancy floor 69%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	43d	1	0.11mi
108 Appleoak Ave Unit B Lafayette, LA	2.0	2.5	1348	$1,495	$1.11	43d	1	1.23mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	13d	10	1.43mi

Listing history 16 events

1. 2026-04-30
   status Pending
2. 2026-04-15
   status Active
3. 2026-03-09
   status Pending
4. 2026-02-06
   price $175,000
5. 2026-01-05
   price $180,000
6. 2025-12-12
   status Active
7. 2025-12-10
   status Pending
8. 2025-12-10
   price $185,000
9. 2025-12-08
   listed $179,900 Active
10. 2024-07-23
    listed $88,000
11. 2013-05-24
    soldstatus $136,000
12. 2013-05-23
    soldstatus $136,000 269-char remark

    Show marketing remark (269 chars)

    Updated patio home on a corner lot. This move-in ready home is ready for you now! A fireplace in the living room with vaulted ceilings, new countertops in the kitchen, new roof and carpeting, master bathroom and guest bedroom downstairs. Association covers pool access.

13. 2012-10-23
    listed $130,000 269-char remark

    Show marketing remark (269 chars)

    Updated patio home on a corner lot. This move-in ready home is ready for you now! A fireplace in the living room with vaulted ceilings, new countertops in the kitchen, new roof and carpeting, master bathroom and guest bedroom downstairs. Association covers pool access.

14. 2006-11-14
    soldstatus
15. 2006-10-19
    soldstatus $144,900
16. 2006-07-01
    listed $144,900

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,359 · $113/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,988
• − Mortgage interest: −$9,803
• − Property taxes: −$1,359
• − Insurance: −$875
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$5,091
• Taxable income: $3,862
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $5,567/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
• County: Lafayette Parish · 207,544 people
• City population: 8,670
• Metro: Lafayette, LA
• Population (ZIP): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• 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

+20.8% since first listed

16 events — show timeline

• 2026-04-30 Pending — AcadianaMLS
• 2026-04-15 Relisted — AcadianaMLS
• 2026-03-09 Pending — AcadianaMLS
• 2026-02-06 Price Changed $175,000 AcadianaMLS
• 2026-01-05 Price Changed $180,000 AcadianaMLS
• 2025-12-12 Relisted — AcadianaMLS
• 2025-12-10 Pending — AcadianaMLS
• 2025-12-10 Price Changed $185,000 AcadianaMLS
• 2025-12-08 Listed $179,900 AcadianaMLS
• 2024-07-23 Listed $88,000 AcadianaMLS
• 2013-05-24 Sold (Public Records) $136,000 Public Records
• 2013-05-23 Sold (MLS) $136,000 AcadianaMLS
• 2012-10-23 Listed $130,000 AcadianaMLS
• 2006-11-14 Sold (Public Records) — Public Records
• 2006-10-19 Sold (MLS) $144,900 AcadianaMLS
• 2006-07-01 Listed $144,900 AcadianaMLS

Property tax history

+8.7%/yr

Latest (2025): $1,359 · -1.3% YoY. Source: county tax records.