203 Taylor Ave · Sterlington, LA 71280

$15,000

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 379 Days on market

Built 1979 $8/sqft · 89% below area ↓ 25% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Public Remarks: This is a great opportunity for building or for mobile home. Slab and Utility access are already available. Call today.

Key facts

• 0.25-acre lot
• Large backyard
• Dining room

Tags

• 0.25-ACRE LOT
• LARGE BACKYARD
• SPACIOUS LIVING ROOM
• DEN
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 106.0% vs local median 5.2% in Sterlington — 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 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; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($104 loan paydown + $2k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 379 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 11.40% ✓
• Cap rate: 106.04%
• Cash-on-cash: 356.23%
• DSCR: 16.85
• GRM: 0.7

CMA / ARV

• ARV (median comp): $142,639
• List price: $15,000
• Delta: -89.48%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Taylor Ave	0.04mi	3/2.0	2,062 (+11%)	16mo	$145,000	$70	67

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: —
• Equity multiple: 21.86×
• Total profit: $87,606
• Equity at exit: $13,513

10-year hold

• IRR: —
• Equity multiple: 47.57×
• Total profit: $195,590
• Equity at exit: $29,142

Cash invested: $4,200 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,247

Break-even live

Break-even rent $132

Max offer price $15,000

Occupancy floor 22%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $15,000 Active 379 DOM
2. 2026-06-18
   days on market $15,000 Active 378 DOM
3. 2026-06-17
   days on market $15,000 Active 377 DOM
4. 2026-06-16
   days on market $15,000 Active 376 DOM
5. 2026-06-15
   days on market $15,000 Active 375 DOM
6. 2026-06-14
   days on market $15,000 Active 373 DOM
7. 2026-06-13
   days on market $15,000 Active 372 DOM
8. 2026-06-10
   days on market $15,000 Active 370 DOM
9. 2026-06-09
   days on market $15,000 Active 369 DOM
10. 2026-06-08
    days on market $15,000 Active 368 DOM
11. 2026-06-07
    days on market $15,000 Active 367 DOM
12. 2026-06-03
    days on market $15,000 Active 363 DOM
13. 2026-06-02
    days on market $15,000 Active 362 DOM
14. 2026-06-01
    days on market $15,000 Active 361 DOM
15. 2026-05-31
    days on market $15,000 Active 360 DOM
16. 2026-05-30
    days on market $15,000 Active 359 DOM
17. 2025-10-19
    price $15,000 135-char remark

    Show marketing remark (135 chars)

    Public Remarks: This is a great opportunity for building or for mobile home. Slab and Utility access are already available. Call today.

18. 2025-09-08
    price $19,500 135-char remark

    Show marketing remark (135 chars)

    Public Remarks: This is a great opportunity for building or for mobile home. Slab and Utility access are already available. Call today.

19. 2025-09-08
    price $19,999

    Show marketing remark (135 chars)

    Public Remarks: This is a great opportunity for building or for mobile home. Slab and Utility access are already available. Call today.

20. 2025-06-05
    listed $23,500 Active 135-char remark

    Show marketing remark (135 chars)

    Public Remarks: This is a great opportunity for building or for mobile home. Slab and Utility access are already available. Call today.

21. 2025-04-16
    listed $23,500 Active
22. 2025-04-15
    soldstatus Closed
23. 2025-03-28
    status Pending
24. 2025-03-02
    listed $20,000 Active

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $232 · $19/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $20,523
• − Mortgage interest: −$840
• − Property taxes: −$232
• − Insurance: −$75
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$436
• Taxable income: $15,655
• Est. tax owed @ 24.0%: −$3,757
• After-tax cash flow: $11,205/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: 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

• Census place: Sterlington, LA
• 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

-25.0% since first listed

8 events — show timeline

• 2025-10-19 Price Changed $15,000 NELABOR
• 2025-09-08 Price Changed $19,500 NELABOR
• 2025-09-08 Price Changed $19,999 AcadianaMLS
• 2025-06-05 Listed $23,500 NELABOR
• 2025-04-16 Listed $23,500 AcadianaMLS
• 2025-04-15 Sold (MLS) — NELABOR
• 2025-03-28 Pending — NELABOR
• 2025-03-02 Listed $20,000 NELABOR

Property tax history

-15.9%/yr

Latest (2025): $232 · -0.7% YoY. Source: county tax records.