Nolana IV B Plan · Sterlington, LA 71280

$259,990

3 bd · 2.0 ba · 1,780 sqft · SingleFamily · 942 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).

• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick Exterior - Double Master Vanity - Walk-In Master Closet - Separate Master Shower - Walk-In Pantry - Recessed Can Lighting in Kitchen - Two Car Garage - Covered Rear Patio

Key facts

• 2 garage spots
• Listed 941 days

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,778.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/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 (3.8% below list).
• Recommended offer: $229k (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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 942 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,791 (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 942 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $309,778
• List price: $259,990
• Delta: -16.07%
• 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
107 Vieux Carre	0.19mi	3/2.0	1,800 (+1%)	8mo	$315,000	$175	82
301 Southern Grove Rd	0.15mi	3/2.0	1,926 (+8%)	10mo	$280,000	$145	71
207 Lynnhaven St	0.15mi	3/2.0	1,618 (-9%)	10mo	$236,000	$146	70
123 Vieux Carre Pl	0.26mi	3/2.0	1,675 (-6%)	12mo	$325,000	$194	68
121 Vieux Carre	0.25mi	3/2.0	1,680 (-6%)	13mo	$325,000	$193	68
304 Southern Grove Rd	0.13mi	3/2.0	2,020 (+14%)	4mo	$289,000	$143	68
125 Blue Sky Dr	0.17mi	3/2.0	1,936 (+9%)	14mo	$325,000	$168	66
211 Barker Dr	0.48mi	4/2.0 (+1)	1,838 (+3%)	2mo	$290,000	$158	65
202 Thatcher Ln	0.55mi	4/2.0 (+1)	1,863 (+5%)	3mo	$305,000	$164	59
207 Winkler Way	0.46mi	3/2.0	1,967 (+10%)	4mo	$305,000	$155	58
212 Hoover Dr	0.50mi	4/2.0 (+1)	1,706 (-4%)	10mo	$270,000	$158	56
302 Winkler Way	0.33mi	4/2.5 (+1)	1,968 (+11%)	13mo	$322,900	$164	49

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $158,191
• Equity at exit: $279,072

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $474,225
• Equity at exit: $601,830

Cash invested: $86,738 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,647/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-166

Break-even live

Break-even rent $2,710

Max offer price $285,786

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-59	+0% $-166	+5% $-273	+10% $-380
Rent	-10% $-363	-5% $-265	+0% $-166	+5% $-67	+10% $32
Rate	-1.0pp $-10	-0.5pp $-87	base $-166	+0.5pp $-246	+1.0pp $-328

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: $77,444
• Closing costs: $9,293
• 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	44d	1	0.11mi

Listing history 18 events

1. 2026-06-19
   days on market $259,990 Active 942 DOM
2. 2026-06-18
   days on market $259,990 Active 941 DOM
3. 2026-06-17
   days on market $259,990 Active 940 DOM
4. 2026-06-16
   days on market $259,990 Active 939 DOM
5. 2026-06-15
   days on market $259,990 Active 938 DOM
6. 2026-06-14
   days on market $259,990 Active 936 DOM
7. 2026-06-13
   days on market $259,990 Active 935 DOM
8. 2026-06-10
   days on market $259,990 Active 933 DOM
9. 2026-06-09
   days on market $259,990 Active 932 DOM
10. 2026-06-08
    days on market $259,990 Active 931 DOM
11. 2026-06-07
    days on market $259,990 Active 930 DOM
12. 2026-06-03
    days on market $259,990 Active 926 DOM
13. 2026-06-02
    days on market $259,990 Active 925 DOM
14. 2026-06-01
    days on market $259,990 Active 924 DOM
15. 2026-05-31
    days on market $259,990 Active 923 DOM
16. 2026-05-30
    days on market $259,990 Active 922 DOM
17. 2026-04-14
    price $259,990 228-char remark

    Show marketing remark (228 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick Exterior - Double Master Vanity - Walk-In Master Closet - Separate Master Shower - Walk-In Pantry - Recessed Can Lighting in Kitchen - Two Car Garage - Covered Rear Patio

18. 2023-11-20
    listed $257,990 Active 228-char remark

    Show marketing remark (228 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick Exterior - Double Master Vanity - Walk-In Master Closet - Separate Master Shower - Walk-In Pantry - Recessed Can Lighting in Kitchen - Two Car Garage - Covered Rear Patio

ⓘ 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: −$17,352
• − Property taxes: −$4,647
• − Insurance: −$1,549
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,012
• Taxable loss: −$7,360
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $-223/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 · 1 photo

Poor 20/100 Extensive rehab

The property appears to be in a rural location with no visible structures or landscaping. Extensive repairs and maintenance are required to assess and improve the property's condition and value.

Repairs flagged

• Major Roadside view — The road appears to be in poor condition with visible potholes and lack of maintenance.
• Major No visible structures — The lack of visible structures suggests the property is not currently habitable or in use.
• Major No visible exterior details — The absence of visible exterior details makes it impossible to assess the condition of the siding, paint, or foundation.
• Major No visible interior details — The lack of interior images makes it impossible to assess the condition of the flooring or systems.
• Major No visible roof — The absence of a roof view makes it impossible to assess its condition.
• Major No visible landscaping — The lack of visible landscaping suggests the property is not currently landscaped or maintained.

Value-add opportunities

• Resale Roadside view improvement — Improving the roadside view could attract more attention and interest from potential buyers.
• Both Structural assessment — Assessing the structural integrity of the property could identify any major issues and guide future renovations.
• Both Exterior and interior improvements — Improving the exterior and interior could significantly increase the property's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roadside view · The road appears to be in poor condition with visible potholes and lack of maintenance.	Major	$15,000–50,000
No visible structures · The lack of visible structures suggests the property is not currently habitable or in use.	Major	$15,000–50,000
No visible exterior details · The absence of visible exterior details makes it impossible to assess the condition of the siding, paint, or foundation.	Major	$15,000–50,000
No visible interior details · The lack of interior images makes it impossible to assess the condition of the flooring or systems.	Major	$15,000–50,000
No visible roof · The absence of a roof view makes it impossible to assess its condition.	Major	$15,000–50,000
No visible landscaping · The lack of visible landscaping suggests the property is not currently landscaped or maintained.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Roadside view improvement — Improving the roadside view could attract more attention and interest from potential buyers. ↑
• Both Structural assessment — Assessing the structural integrity of the property could identify any major issues and guide future renovations. ↑
• Both Exterior and interior improvements — Improving the exterior and interior could significantly increase the property's value and appeal to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.8% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $259,990 Zillow
• 2023-11-20 Listed $257,990 Zillow