300 Fleur de Lis Dr · Sterlington, LA 71280

$295,000

3 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 85 Days on market

Built 2012 0.28 ac lot $156/sqft · at area comps Est $298k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +6.2/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Welcome to this inviting home at 300 Fleur De Lis Dr! Featuring a semi open floor plan with 3 bedrooms and 2 bathrooms, this property offers a comfortable and functional layout perfect for everyday living. Enjoy the added bonus of a bright sunroom—ideal for relaxing, entertaining, or creating a versatile space to fit your needs. Step outside to a covered patio overlooking the fenced-in backyard, providing privacy and a great setting for outdoor enjoyment. Complete with a 2-car garage and plenty of space inside and out, this home is a wonderful opportunity you won’t want to miss!

Key facts

• Open floor plan
• Covered patio
• Fenced-in backyard

Tags

• OPEN FLOOR PLAN
• BRIGHT SUNROOM
• COVERED PATIO
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (42.0% below list).
• Recommended offer: $171k (42.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 5.2% in Sterlington — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 77% 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 $171,023 (42.0% 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 85 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. 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: 0.58% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 14.4

CMA / ARV

• ARV (median comp): $298,306
• List price: $295,000
• Delta: -1.11%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Fleur de Lis Dr	0.22mi	3/2.0	1,958 (+4%)	14mo	$270,000	$138	72
606 Guthrie Rd	0.28mi	4/3.0 (+1)	2,067 (+10%)	10mo	$319,000	$154	54

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: 18.7%
• Equity multiple: 2.53×
• Total profit: $126,163
• Equity at exit: $265,759

10-year hold

• IRR: 17.4%
• Equity multiple: 5.82×
• Total profit: $398,482
• Equity at exit: $573,120

Cash invested: $82,600 (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 71280

• Home prices YoY: 4.1%
• Active inventory: 189
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-541

Break-even live

Break-even rent $2,395

Max offer price $199,483

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $295,000 Active 85 DOM
2. 2026-06-18
   days on market $295,000 Active 84 DOM
3. 2026-06-17
   days on market $295,000 Active 83 DOM
4. 2026-06-16
   days on market $295,000 Active 82 DOM
5. 2026-06-15
   days on market $295,000 Active 81 DOM
6. 2026-06-14
   days on market $295,000 Active 79 DOM
7. 2026-06-13
   days on market $295,000 Active 78 DOM
8. 2026-06-10
   days on market $295,000 Active 76 DOM
9. 2026-06-09
   days on market $295,000 Active 75 DOM
10. 2026-06-08
    days on market $295,000 Active 74 DOM
11. 2026-06-07
    days on market $295,000 Active 73 DOM
12. 2026-06-03
    days on market $295,000 Active 69 DOM
13. 2026-06-02
    days on market $295,000 Active 68 DOM
14. 2026-06-01
    days on market $295,000 Active 67 DOM
15. 2026-05-31
    days on market $295,000 Active 66 DOM
16. 2026-05-30
    days on market $295,000 Active 65 DOM
17. 2026-04-28
    price $295,000 597-char remark

    Show marketing remark (597 chars)

    Welcome to this inviting home at 300 Fleur De Lis Dr! Featuring a semi open floor plan with 3 bedrooms and 2 bathrooms, this property offers a comfortable and functional layout perfect for everyday living. Enjoy the added bonus of a bright sunroom—ideal for relaxing, entertaining, or creating a versatile space to fit your needs. Step outside to a covered patio overlooking the fenced-in backyard, providing privacy and a great setting for outdoor enjoyment. Complete with a 2-car garage and plenty of space inside and out, this home is a wonderful opportunity you won’t want to miss!

18. 2026-04-17
    price $300,000 597-char remark

    Show marketing remark (597 chars)

    Welcome to this inviting home at 300 Fleur De Lis Dr! Featuring a semi open floor plan with 3 bedrooms and 2 bathrooms, this property offers a comfortable and functional layout perfect for everyday living. Enjoy the added bonus of a bright sunroom—ideal for relaxing, entertaining, or creating a versatile space to fit your needs. Step outside to a covered patio overlooking the fenced-in backyard, providing privacy and a great setting for outdoor enjoyment. Complete with a 2-car garage and plenty of space inside and out, this home is a wonderful opportunity you won’t want to miss!

19. 2026-04-11
    price $305,000 597-char remark

    Show marketing remark (597 chars)

    Welcome to this inviting home at 300 Fleur De Lis Dr! Featuring a semi open floor plan with 3 bedrooms and 2 bathrooms, this property offers a comfortable and functional layout perfect for everyday living. Enjoy the added bonus of a bright sunroom—ideal for relaxing, entertaining, or creating a versatile space to fit your needs. Step outside to a covered patio overlooking the fenced-in backyard, providing privacy and a great setting for outdoor enjoyment. Complete with a 2-car garage and plenty of space inside and out, this home is a wonderful opportunity you won’t want to miss!

20. 2026-03-26
    listed $315,000 Active 597-char remark

    Show marketing remark (597 chars)

    Welcome to this inviting home at 300 Fleur De Lis Dr! Featuring a semi open floor plan with 3 bedrooms and 2 bathrooms, this property offers a comfortable and functional layout perfect for everyday living. Enjoy the added bonus of a bright sunroom—ideal for relaxing, entertaining, or creating a versatile space to fit your needs. Step outside to a covered patio overlooking the fenced-in backyard, providing privacy and a great setting for outdoor enjoyment. Complete with a 2-car garage and plenty of space inside and out, this home is a wonderful opportunity you won’t want to miss!

21. 2023-08-18
    soldstatus Closed
22. 2023-08-18
    soldstatus $280,000
23. 2023-07-11
    status Pending
24. 2023-06-09
    price $284,500
25. 2023-05-31
    price $289,500
26. 2023-04-18
    listed $297,500 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 5/10 Major FEMA zone X (shaded) · 67% 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 77% 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: −$16,525
• − Property taxes: −$2,662
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$8,582
• Taxable loss: −$12,005
• Est. tax savings @ 24.0%: +$2,881
• After-tax cash flow: $-3,607/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

• 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

10 events — show timeline

• 2026-04-28 Price Changed $295,000 NELABOR
• 2026-04-17 Price Changed $300,000 NELABOR
• 2026-04-11 Price Changed $305,000 NELABOR
• 2026-03-26 Listed $315,000 NELABOR
• 2023-08-18 Sold (Public Records) $280,000 Public Records
• 2023-08-18 Sold (MLS) — NELABOR
• 2023-07-11 Pending — NELABOR
• 2023-06-09 Price Changed $284,500 NELABOR
• 2023-05-31 Price Changed $289,500 NELABOR
• 2023-04-18 Listed $297,500 NELABOR

Property tax history

+1.1%/yr

Latest (2025): $2,662 · -0.7% YoY. Source: county tax records.