1301 Avenue A · Scott, LA 70583

$120,000

2 bd · 2.0 ba · 1,389 sqft · SingleFamily public records · 137 Days on market

Built 1860 0.28 ac lot $86/sqft · 28% below area Est $145k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home was built in the early 1900's. Originally built with Cypress and Yellow pine. This house is tied to some legendary Cajun musicians and hosted many Jam Sessions over the years. Currently this house is tenant occupied and can be sold with the tenant for an investment property or without the tenant so that you can move in and enjoy this great property. PLEASE NOTE: Selling 'AS IS'

Key facts

• As is
• Tenant occupied
• Investment property

Tags

• TENANT OCCUPIED
• INVESTMENT PROPERTY
• AS IS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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).
• Market conditions: 277 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $830 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.54% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.71%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $144,559
• List price: $120,000
• Delta: -16.99%
• 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
810 Old Spanish Trl	0.52mi	3/2.0 (+1)	1,350 (-3%)	12mo	$180,000	$133	56
812 Oak St	0.35mi	3/1.0 (+1)	1,359 (-2%)	18mo	$140,000	$103	56
806 Avenue A	0.35mi	3/2.0 (+1)	1,300 (-6%)	15mo	$170,000	$131	56
137 Perez Dr	0.49mi	3/1.5 (+1)	1,450 (+4%)	10mo	$164,000	$113	55
400 Cheyenne Cir	0.74mi	3/2.0 (+1)	1,518 (+9%)	1mo	$230,000	$152	44
114 Marina Loop	0.55mi	3/1.5 (+1)	1,232 (-11%)	5mo	$150,000	$122	44
749 J L Dr	0.56mi	3/2.0 (+1)	1,219 (-12%)	10mo	$210,000	$172	40
209 Boxview St	0.69mi	3/2.0 (+1)	1,479 (+6%)	15mo	$325,000	$220	39
309 Cheyenne Cir	0.73mi	3/2.0 (+1)	1,501 (+8%)	10mo	$164,000	$109	38
200 Lions Club Rd	0.41mi	3/1.5 (+1)	1,200 (-14%)	16mo	$145,000	$121	38
117 Sylvia St	0.68mi	3/2.0 (+1)	1,203 (-13%)	10mo	$175,000	$145	33
203 Oak Village Dr	0.72mi	3/2.0 (+1)	1,571 (+13%)	21mo	$349,700	$223	22

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-529
• Equity at exit: $17,892

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $24,556
• Equity at exit: $10,375

Cash invested: $33,600 (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: 277
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$629
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $293

Break-even live

Break-even rent $1,482

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $361	-5% $327	+0% $293	+5% $259	+10% $225
Rent	-10% $147	-5% $220	+0% $293	+5% $366	+10% $440
Rate	-1.0pp $354	-0.5pp $324	base $293	+0.5pp $262	+1.0pp $231

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	15d	1	0.77mi
315 Sandstone Ave #103 Scott, LA	2.0	2.5	990	$1,650	$1.67	45d	1	0.78mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	15d	1	0.78mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	45d	1	0.80mi
100 Sandstone Ave Unit 100 Scott, LA	2.0	2.5	990	$1,650	$1.67	45d	1	0.93mi
110 Bozeman Trl Scott, LA	2.0	2.0	972	$1,650	$1.70	15d	1	0.97mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$1,668	$1.52	15d	10	0.99mi

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 137 DOM
2. 2026-06-18
   days on market $120,000 Active 134 DOM
3. 2026-06-17
   days on market $120,000 Active 133 DOM
4. 2026-06-16
   days on market $120,000 Active 132 DOM
5. 2026-06-15
   days on market $120,000 Active 131 DOM
6. 2026-06-14
   days on market $120,000 Active 129 DOM
7. 2026-06-13
   days on market $120,000 Active 128 DOM
8. 2026-06-10
   days on market $120,000 Active 126 DOM
9. 2026-06-09
   days on market $120,000 Active 125 DOM
10. 2026-06-08
    days on market $120,000 Active 124 DOM
11. 2026-06-07
    days on market $120,000 Active 123 DOM
12. 2026-06-05
    days on market $120,000 Active 120 DOM
13. 2026-06-03
    days on market $120,000 Active 119 DOM
14. 2026-06-02
    days on market $120,000 Active 118 DOM
15. 2026-06-01
    days on market $120,000 Active 117 DOM
16. 2026-05-31
    days on market $120,000 Active 116 DOM
17. 2026-05-30
    days on market $120,000 Active 115 DOM
18. 2026-02-04
    listed $120,000 Active 394-char remark

    Show marketing remark (394 chars)

    This home was built in the early 1900's. Originally built with Cypress and Yellow pine. This house is tied to some legendary Cajun musicians and hosted many Jam Sessions over the years. Currently this house is tenant occupied and can be sold with the tenant for an investment property or without the tenant so that you can move in and enjoy this great property. PLEASE NOTE: Selling 'AS IS'

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $779 · $65/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $22,238
• − Mortgage interest: −$6,722
• − Property taxes: −$779
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,491
• Taxable income: $1,970
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $3,046/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

1 event — show timeline

• 2026-02-04 Listed $120,000 AcadianaMLS

Property tax history

+42.6%/yr

Latest (2025): $779 · -1.3% YoY. Source: county tax records.