Trevi IV B Plan · Scott, LA 70583

$249,990

3 bd · 2.0 ba · 1,825 sqft · SingleFamily · 488 Days on market

Excellent condition

---

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 +14.8/30.0
• 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 — $251,487.

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 $68 ($813/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 $229k (8.6% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.1% 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: 304 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2,286/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 488 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 488 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: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $251,487
• List price: $249,990
• Delta: -0.60%
• 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
121 Pine Harvest Ln	0.04mi	3/2.0	1,750 (-4%)	4mo	$249,375	$143	88
307 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	1mo	$265,691	$146	70
311 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	1mo	$261,922	$144	69
308 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	2mo	$256,786	$141	68
300 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	3mo	$258,075	$141	68
203 Payton Woods Ln	0.63mi	3/2.0	1,825 (0%)	4mo	$257,958	$141	67
200 Nandina Dr	0.53mi	3/2.0	1,735 (-5%)	3mo	$255,956	$148	65
119 Nandina Dr	0.73mi	3/2.0	1,825 (0%)	3mo	$263,758	$145	63
105 Nandina Dr	0.66mi	4/2.0 (+1)	1,865 (+2%)	3mo	$260,550	$140	58
208 Long Creek Ln	0.68mi	4/2.0 (+1)	1,873 (+3%)	3mo	$289,999	$155	57
111 Nandina Dr	0.73mi	3/2.0	1,689 (-8%)	4mo	$245,664	$145	51
200 Payton Woods Ln	0.63mi	3/2.0	1,601 (-12%)	5mo	$239,588	$150	46

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-36,404
• Equity at exit: $37,498

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-26,007
• Equity at exit: $21,744

Cash invested: $70,416 (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: 112 active · 21 under contract
• Months of supply: 25.8 mo (4%/mo absorbed)
• Median asking: $277,950 ($164/sqft)
• Median days on market: 243 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -15.9% 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: 304
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,319
• Tax est. 1.5%: −$314 /mo · $3,772/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $68

Break-even live

Break-even rent $2,200

Max offer price $251,487

Occupancy floor 92%

Sensitivity live

Price	-10% $242	-5% $155	+0% $68	+5% $-19	+10% $-106
Rent	-10% $-113	-5% $-23	+0% $68	+5% $158	+10% $248
Rate	-1.0pp $194	-0.5pp $132	base $68	+0.5pp $3	+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: $62,872
• Closing costs: $7,545
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	62d	1	0.81mi
1313 Apollo Rd Scott, LA	1.0–3.0	1.0–2.0	1100	$2,000	$1.82	62d	10	1.01mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	93d	1	1.20mi

Listing history 50 events

1. 2026-08-08
   days on market $249,990 Active 488 DOM
2. 2026-08-07
   days on market $249,990 Active 487 DOM
3. 2026-08-06
   days on market $249,990 Active 486 DOM
4. 2026-08-05
   days on market $249,990 Active 485 DOM
5. 2026-08-04
   days on market $249,990 Active 484 DOM
6. 2026-08-03
   days on market $249,990 Active 483 DOM
7. 2026-07-31
   days on market $249,990 Active 480 DOM
8. 2026-07-30
   days on market $249,990 Active 479 DOM
9. 2026-07-29
   days on market $249,990 Active 478 DOM
10. 2026-07-27
    days on market $249,990 Active 476 DOM
11. 2026-07-23
    days on market $249,990 Active 472 DOM
12. 2026-07-22
    days on market $249,990 Active 471 DOM
13. 2026-07-21
    days on market $249,990 Active 470 DOM
14. 2026-07-18
    days on market $249,990 Active 467 DOM
15. 2026-07-16
    days on market $249,990 Active 465 DOM
16. 2026-07-16
    days on market $249,990 Active 464 DOM
17. 2026-07-14
    days on market $249,990 Active 463 DOM
18. 2026-07-13
    days on market $249,990 Active 462 DOM
19. 2026-07-12
    days on market $249,990 Active 461 DOM
20. 2026-07-11
    days on market $249,990 Active 460 DOM
21. 2026-07-10
    days on market $249,990 Active 459 DOM
22. 2026-07-09
    days on market $249,990 Active 458 DOM
23. 2026-07-08
    days on market $249,990 Active 457 DOM
24. 2026-07-07
    days on market $249,990 Active 456 DOM
25. 2026-07-06
    days on market $249,990 Active 455 DOM
26. 2026-07-05
    days on market $249,990 Active 454 DOM
27. 2026-07-04
    days on market $249,990 Active 453 DOM
28. 2026-07-03
    days on market $249,990 Active 452 DOM
29. 2026-07-02
    days on market $249,990 Active 451 DOM
30. 2026-07-01
    days on market $249,990 Active 450 DOM
31. 2026-06-30
    days on market $249,990 Active 449 DOM
32. 2026-06-29
    days on market $249,990 Active 448 DOM
33. 2026-06-28
    days on market $249,990 Active 447 DOM
34. 2026-06-28
    days on market $249,990 Active 446 DOM
35. 2026-06-27
    days on market $249,990 Active 445 DOM
36. 2026-06-25
    days on market $249,990 Active 443 DOM
37. 2026-06-23
    days on market $249,990 Active 441 DOM
38. 2026-06-21
    days on market $249,990 Active 440 DOM
39. 2026-06-18
    days on market $249,990 Active 437 DOM
40. 2026-06-17
    days on market $249,990 Active 436 DOM
41. 2026-06-16
    days on market $249,990 Active 435 DOM
42. 2026-06-15
    days on market $249,990 Active 434 DOM
43. 2026-06-14
    days on market $249,990 Active 432 DOM
44. 2026-06-13
    days on market $249,990 Active 431 DOM
45. 2026-06-10
    days on market $249,990 Active 429 DOM
46. 2026-06-09
    days on market $249,990 Active 428 DOM
47. 2026-06-08
    days on market $249,990 Active 427 DOM
48. 2026-06-07
    days on market $249,990 Active 426 DOM
49. 2026-06-05
    days on market $249,990 Active 423 DOM
50. 2026-06-03
    days on market $249,990 Active 422 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: $27,428
• − Mortgage interest: −$14,087
• − Property taxes: −$3,772
• − Insurance: −$1,257
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$7,316
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $1,627/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

---

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

• 2025-04-07 Listed $249,990 Zillow