Trevi IV B Plan · Scott, LA 70583

$249,990

3 bd · 2.0 ba · 1,825 sqft · SingleFamily · 562 Days on market

Excellent 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 +14.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of style and energy-efficient living with the Trevi IV B floor plan by DSLD Homes. Offering 1,825 square feet of living space and a total area of 2,441 square feet, this home is designed for comfort and functionality, making it ideal for families looking for a modern, spacious living environment. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating an inviting space for both relaxation and entertaining. The brick, stucco, and siding exterior ensures durability and curb appeal, while the covered rear porch offers a private outdoor area to unwind. The chef-inspired kitchen includes recessed canned lighting and a walk-in pantry, providing ample storage and functionality for everyday use. The boot bench in the utility room adds a convenient organizational feature, making it easy to keep your home clutter-free. The master suite serves as a peaceful retreat, featuring a double master vanity, a separate master shower, and a garden tub for ultimate relaxation. The spacious walk-in master closet ensures that you have plenty of storage and organization space. Additional features of this energy-efficient home include three bedrooms, two bathrooms, a two-car garage for parking and extra storage, and a design that helps reduce utility costs without compromising on comfort or style. The Trevi IV B is the ideal home for those seeking a spacious, energy-efficient living space with modern features and a timeless design.

Key facts

• Open floor plan
• Garden master tub
• Double master vanity

Tags

• OPEN FLOOR PLAN
• DOUBLE MASTER VANITY
• WALK-IN MASTER CLOSET
• GARDEN MASTER TUB
• SEPARATE MASTER SHOWER
• RECESSED CAN LIGHTING

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,119.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $66 ($797/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.1% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.8% 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: 372 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• At $2,272/mo this rent would consume 52% of the median local household income ($53k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 562 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 562 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $250,119
• List price: $249,990
• Delta: -0.05%
• 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
406 Harveston Way	0.02mi	3/2.0	1,750 (-4%)	2mo	$252,840	$144	91
100 Gathering Ln	0.24mi	3/2.0	1,825 (0%)	0mo	$257,137	$141	89
104 Pine Harvest Ln	0.04mi	3/2.0	1,629 (-11%)	2mo	$232,990	$143	78
203 Nandina Dr	0.60mi	3/2.0	1,825 (0%)	0mo	$255,550	$140	72
304 Payton Woods Ln	0.60mi	3/2.0	1,825 (0%)	3mo	$270,656	$148	70
307 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	4mo	$265,691	$146	67
311 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	4mo	$261,922	$144	67
308 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	5mo	$256,786	$141	66
205 Payton Woods Ln	0.70mi	4/2.0 (+1)	1,858 (+2%)	2mo	$260,955	$140	57
125 Crooked Pine Ln	0.69mi	3/2.0	1,719 (-6%)	2mo	$269,900	$157	57
209 Payton Woods Ln	0.68mi	3/2.0	1,601 (-12%)	3mo	$237,167	$148	46
117 Nandina Dr	0.73mi	3/2.0	1,601 (-12%)	3mo	$235,372	$147	43

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,267
• Equity at exit: $37,294

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-25,995
• Equity at exit: $21,626

Cash invested: $70,033 (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: 110 active · 35 under contract
• Months of supply: 23.6 mo (4%/mo absorbed)
• Median asking: $278,400 ($162/sqft)
• Median days on market: 249 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -15.7% 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: 372
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,312
• Tax est. 1.5%: −$313 /mo · $3,752/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $66

Break-even live

Break-even rent $2,188

Max offer price $250,119

Occupancy floor 92%

Sensitivity live

Price	-10% $239	-5% $153	+0% $66	+5% $-20	+10% $-106
Rent	-10% $-113	-5% $-23	+0% $66	+5% $156	+10% $246
Rate	-1.0pp $192	-0.5pp $130	base $66	+0.5pp $2	+1.0pp $-64

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: $62,530
• Closing costs: $7,504
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Bozeman Trl Scott, LA	4.0	3.5	2260	$2,500	$1.11	34d	1	0.74mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	154d	1	0.81mi
110 Emerald Star Ln Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	51d	1	0.94mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,011	$1.83	0d	10	1.01mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	184d	1	1.20mi

Listing history 50 events

1. 2026-11-08
   days on market $249,990 Active 562 DOM
2. 2026-11-07
   days on market $249,990 Active 561 DOM
3. 2026-11-06
   days on market $249,990 Active 560 DOM
4. 2026-11-05
   days on market $249,990 Active 559 DOM
5. 2026-11-04
   days on market $249,990 Active 558 DOM
6. 2026-11-02
   days on market $249,990 Active 556 DOM
7. 2026-11-01
   days on market $249,990 Active 555 DOM
8. 2026-10-31
   days on market $249,990 Active 554 DOM
9. 2026-10-30
   days on market $249,990 Active 553 DOM
10. 2026-10-29
    days on market $249,990 Active 552 DOM
11. 2026-10-28
    days on market $249,990 Active 551 DOM
12. 2026-10-27
    days on market $249,990 Active 550 DOM
13. 2026-10-26
    days on market $249,990 Active 549 DOM
14. 2026-10-25
    days on market $249,990 Active 548 DOM
15. 2026-10-24
    days on market $249,990 Active 547 DOM
16. 2026-10-23
    days on market $249,990 Active 546 DOM
17. 2026-10-22
    days on market $249,990 Active 545 DOM
18. 2026-10-21
    days on market $249,990 Active 544 DOM
19. 2026-10-20
    days on market $249,990 Active 543 DOM
20. 2026-10-19
    days on market $249,990 Active 542 DOM
21. 2026-10-18
    days on market $249,990 Active 541 DOM
22. 2026-10-17
    days on market $249,990 Active 540 DOM
23. 2026-10-16
    days on market $249,990 Active 539 DOM
24. 2026-09-26
    days on market $249,990 Active 537 DOM
25. 2026-09-25
    days on market $249,990 Active 536 DOM
26. 2026-09-24
    days on market $249,990 Active 535 DOM
27. 2026-09-24
    days on market $249,990 Active 534 DOM
28. 2026-09-22
    days on market $249,990 Active 533 DOM
29. 2026-09-21
    days on market $249,990 Active 532 DOM
30. 2026-09-20
    days on market $249,990 Active 531 DOM
31. 2026-09-19
    days on market $249,990 Active 530 DOM
32. 2026-09-18
    days on market $249,990 Active 529 DOM
33. 2026-09-17
    days on market $249,990 Active 528 DOM
34. 2026-09-16
    days on market $249,990 Active 527 DOM
35. 2026-09-15
    days on market $249,990 Active 526 DOM
36. 2026-09-14
    days on market $249,990 Active 525 DOM
37. 2026-09-13
    days on market $249,990 Active 524 DOM
38. 2026-09-12
    days on market $249,990 Active 523 DOM
39. 2026-09-11
    days on market $249,990 Active 522 DOM
40. 2026-09-05
    days on market $249,990 Active 516 DOM
41. 2026-09-04
    days on market $249,990 Active 515 DOM
42. 2026-09-03
    days on market $249,990 Active 514 DOM
43. 2026-08-31
    days on market $249,990 Active 511 DOM
44. 2026-08-30
    days on market $249,990 Active 510 DOM
45. 2026-08-29
    days on market $249,990 Active 509 DOM
46. 2026-08-28
    days on market $249,990 Active 508 DOM
47. 2026-08-27
    days on market $249,990 Active 507 DOM
48. 2026-08-25
    days on market $249,990 Active 505 DOM
49. 2026-08-24
    days on market $249,990 Active 504 DOM
50. 2026-08-23
    days on market $249,990 Active 503 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: $27,265
• − Mortgage interest: −$14,011
• − Property taxes: −$3,752
• − Insurance: −$1,251
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$7,276
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,610/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 · 2 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

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%
• 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

Price history

1 event — show timeline

• 2025-04-07 Listed $249,990 Zillow