721 Providence Park · Sterlington, LA 71280

$275,000

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 11 Days on market

Built 2016 5,662 sqft lot Est $256k · 8% over

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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
• Cash flow +7.4/30.0
• ARV discount +4.1/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0

Listing remarks

Stunning home with upscale finishes throughout! Features include an open floor plan, soaring ceilings, exposed wood accent ceilings, and a gorgeous kitchen with granite countertops, gas range, large island, and custom vent hood. The spacious primary suite offers a spa-like bath with dual vanities, soaking tub, separate shower, and oversized walk-in closet. Beautifully maintained with manicured landscaping and incredible curb appeal.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 2016

Property features AI

Finance

• Other: Subdivision: STERLING FIELDS; Directions available: Hwy 165 N to right on Lenox Bridge, left on Providence Park Dr., property on right
• HOA & community: Homeowners association present (association amenities listed as other)

Exterior

• Parking: Attached garage with 2 spaces; Open parking available
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected; Electric service
• Home design: Single-family residence; Site-built property; One level; Entry at grade
• Construction: Brick veneer and stucco exterior; Slab foundation; Built as one-story
• Exterior features: Covered patio/porch; Wood fencing; Landscaped and cleared yard; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Gas range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Double pane windows; Dishwasher, Disposal, Gas Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (31.5% below list).
• Recommended offer: $188k (31.5% below list) — sets the bar for 1% rule.

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+, crime B+; 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.
• Zoned schools: Sterlington Elementary School (math 56% / reading 65%, grade B-, #62 of 646 statewide, top 10%, 820 students, 45% FRL); Sterlington Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 423 students, 48% FRL); Sterlington High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 539 students, 41% FRL).
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 189 active listings in the ZIP; 2 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 $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,299 (31.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $255,696
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Providence Park	0.10mi	3/2.0	1,614 (+6%)	4mo	$243,650	$151	82
722 Providence Park	0.03mi	3/2.0	1,728 (+14%)	11mo	$274,900	$159	67
604 Providence Park	0.12mi	3/2.0	1,637 (+8%)	23mo	$279,900	$171	62
116 Providence Park	0.12mi	3/2.0	1,730 (+14%)	12mo	$290,000	$168	62

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $127,083
• Equity at exit: $247,742

10-year hold

• IRR: 18.6%
• Equity multiple: 6.09×
• Total profit: $392,063
• Equity at exit: $534,265

Cash invested: $77,000 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$287 /mo · $3,444/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-356

Break-even live

Break-even rent $2,334

Max offer price $212,086

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-278	+0% $-356	+5% $-434	+10% $-512
Rent	-10% $-505	-5% $-431	+0% $-356	+5% $-282	+10% $-207
Rate	-1.0pp $-218	-0.5pp $-286	base $-356	+0.5pp $-427	+1.0pp $-500

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
492 Cliff Bullock Dr Sterlington, LA	3.0	2.0	1500	$2,495	$1.66	45d	1	0.50mi
2120 Old Sterlington Rd Unit 4 Sterlington, LA	2.0	2.0	1050	$925	$0.88	22d	1	0.54mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $275,000 Pending 11 DOM
2. 2026-06-10
   days on market $275,000 Active 9 DOM
3. 2026-06-09
   days on market $275,000 Active 8 DOM
4. 2026-06-08
   days on market $275,000 Active 7 DOM
5. 2026-06-07
   days on market $275,000 Active 6 DOM
6. 2026-06-03
   days on market $275,000 Active 2 DOM
7. 2026-06-01
   status $275,000 Active 1 DOM
8. 2026-05-21
   status Pending
9. 2026-05-21
   listed $275,000 Active
10. 2023-08-18
    listed $260,000 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: $3,444 · $287/mo
• Projected year-2 tax: $3,444 · $287/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,596
• − Mortgage interest: −$15,404
• − Property taxes: −$3,444
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$8,000
• Taxable loss: −$9,243
• Est. tax savings @ 24.0%: +$2,218
• After-tax cash flow: $-2,055/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

+5.8% since first listed

3 events — show timeline

• 2026-05-21 Pending — NELABOR
• 2026-05-21 Listed $275,000 NELABOR
• 2023-08-18 Listed $260,000 NELABOR

Property tax history

+1.9%/yr

Latest (2025): $3,444 · -0.7% YoY. Source: county tax records.