847 Ridge Rd · Scott, LA 70529

$219,500

3 bd · 2.0 ba · 2,167 sqft · SingleFamily public records · 21 Days on market

Built 1968 2.02 ac lot $101/sqft · 35% below area Est $275k · 20% under ↓ 56% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COUNTRY LIVING WITH MODERN UPDATES ON 2 ACRES!Welcome to 847 Ridge Road in Duson! This charming 3-bedroom, 2-bath brick home offers 1,761 square feet of comfortable, single-story living surrounded by beautiful trees and open green space. Built in 1968, this well-kept, move-in-ready home showcases classic character and enduring charm. Step inside to find a bright, well-lit interior filled with natural light from numerous windows. The home features real wood flooring throughout--no carpet--creating a warm and timeless feel. Recent updates include a new roof and fresh paint, giving peace of mind for years to come. A unique cedar closet in the hall bathroom adds both craftsmanship and functiona

Key facts

• Cedar closet
• Modern updates
• 2 acre lot

Tags

• MODERN UPDATES
• CEDAR CLOSET
• OUTDOOR KITCHEN
• STORAGE WORKSHOP AREA
• SPACIOUS REAR CARPORT
• 2 ACRE LOT

Property features AI

Finance

• HOA & community: Nearby shopping/mall

Exterior

• Parking: Covered carport providing 2 parking spaces; Total parking for 2 vehicles
• Utilities: Septic tank sewer; Electric service: SLEMCO
• Home design: Single-family residence; Road frontage on city street, highway and state road
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Outdoor kitchen; Outdoor lighting; Barn(s); Shed(s); Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Electric stove/oven; Microwave; Refrigerator; Freezer
• Flooring: Vinyl flooring; Wood flooring; Wood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in bookcases; Crown molding; Formica counters; Storm windows with wood frames; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included (hookups supported)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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 $197k (10.4% below list).
• Recommended offer: $197k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.7% 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: Ridge Elementary School (math 40% / reading 52%, grade D-, #164 of 646 statewide, top 26%, 695 students, 62% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 196 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,705 (10.4% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $274,551
• List price: $219,500
• Delta: -20.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 Ridge Rd	0.06mi	3/2.0	2,025 (-7%)	8mo	$250,000	$123	80
123 Eden Ridge St	0.53mi	4/2.0 (+1)	2,072 (-4%)	3mo	$275,500	$133	60
215 Colorado Rd	0.43mi	3/2.5	2,106 (-3%)	16mo	$320,000	$152	60
130 Eden Ridge St	0.54mi	4/2.0 (+1)	2,072 (-4%)	10mo	$288,500	$139	54
129 Eden Ridge St	0.54mi	4/2.0 (+1)	2,072 (-4%)	12mo	$284,000	$137	52
124 Steep Meadows Ln	0.67mi	4/3.0 (+1)	2,072 (-4%)	1mo	$307,282	$148	51
122 Eden Ridge St	0.54mi	4/2.0 (+1)	1,868 (-14%)	4mo	$269,500	$144	44
103 Top Ridge Rd	0.69mi	4/2.0 (+1)	2,072 (-4%)	14mo	$280,500	$135	43
127 Eden Ridge St	0.55mi	4/2.0 (+1)	1,875 (-14%)	9mo	$277,500	$148	40
132 Eden Ridge St	0.54mi	4/2.0 (+1)	1,868 (-14%)	10mo	$277,500	$149	38
314 Hidden Meadows Dr	0.70mi	4/2.0 (+1)	1,999 (-8%)	16mo	$305,310	$153	36
107 Top Ridge Rd	0.69mi	4/2.0 (+1)	1,875 (-14%)	13mo	$277,500	$148	29

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-18,375
• Equity at exit: $32,728

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,821
• Equity at exit: $18,978

Cash invested: $61,460 (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 70529

• Home prices YoY: -11.1%
• Active inventory: 196
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $272

Break-even live

Break-even rent $1,623

Max offer price $219,500

Occupancy floor 81%

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Grassy Meadows Ln Lafayette, LA	3.0	2.0	1603	$2,200	$1.37	21d	1	0.78mi
105 Alpine Meadows Ln Lafayette, LA	3.0	2.0	1629	$1,945	$1.19	21d	1	0.89mi
303 Tall Meadows Ln Lafayette, LA	3.0	2.0	1522	$2,000	$1.31	21d	1	0.94mi
304 Tall Meadows Ln Lafayette, LA	3.0	2.0	1689	$1,850	$1.10	43d	1	0.95mi
1630 Rue du Belier Lafayette, LA	1.0–3.0	1.0–2.0	1060	$1,600	$1.51	13d	25	1.32mi
221 Wakely CT Lafayette, LA	3.0	2.0	1659	$1,975	$1.19	13d	1	1.45mi

Listing history 2 events

1. 2026-04-28
   listed $219,500 Active 1293-char remark
2. 2023-01-04
   soldstatus $493,560

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$731/yr (+$61/mo · 153.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,605
• − Mortgage interest: −$12,295
• − Property taxes: −$476
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$6,385
• Taxable loss: −$427
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $3,363/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: 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

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

• City population: 8,670
• Population (ZIP): 13,557

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 62% Black 25% Hispanic / Latino 6% Two or more races 6%
• Common ancestry: Lithuanian 16% English 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 4%

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: ▼ -23.96%
• Current HPI: 192.2639
• 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

-55.5% since first listed

3 events — show timeline

• 2026-05-20 Pending — AcadianaMLS
• 2026-04-28 Listed $219,500 AcadianaMLS
• 2023-01-04 Sold (Public Records) $493,560 Public Records

Property tax history

+2.6%/yr

Latest (2025): $476 · -1.3% YoY. Source: county tax records.