Hillsborough IV H Plan · Scott, LA 70583

$230,990

3 bd · 2.0 ba · 1,514 sqft · SingleFamily · 708 Days on market

Excellent condition

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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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Siding Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

Key facts

• Open floor plan
• Covered rear patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• BRICK & SIDING EXTERIOR
• WALK-IN MASTER CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $230,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,752.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (11.6% below list).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.

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: 331 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,042/mo this rent would consume 46% 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 708 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,271 (12.0% 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 708 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $256,752
• List price: $230,990
• Delta: -10.03%
• 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
211 Nandina Dr	0.10mi	3/2.0	1,495 (-1%)	4mo	$231,321	$155	90
117 Nandina Dr	0.11mi	3/2.0	1,601 (+6%)	1mo	$235,372	$147	84
209 Payton Woods Ln	0.12mi	3/2.0	1,601 (+6%)	1mo	$237,167	$148	84
100 Sandstone Ave	0.31mi	3/2.0	1,578 (+4%)	4mo	$345,000	$219	75
107 Earline Dr	0.25mi	3/2.0	1,387 (-8%)	5mo	$167,000	$120	70
200 Nandina Dr	0.10mi	3/2.0	1,735 (+15%)	4mo	$255,956	$148	67
309-D Villager Ave	0.49mi	3/2.0	1,596 (+5%)	2mo	$329,900	$207	66
201 Boxview St	0.62mi	3/2.0	1,604 (+6%)	1mo	$333,500	$208	60
104 Pine Harvest Ln	0.64mi	3/2.0	1,629 (+8%)	1mo	$232,990	$143	57
129 Harvest Pointe Cir	0.74mi	3/2.0	1,440 (-5%)	4mo	$219,900	$153	53
104 Oak Village Dr	0.59mi	3/2.0	1,705 (+13%)	3mo	$321,500	$189	49
101 Oak Village Dr	0.61mi	3/2.5	1,732 (+14%)	2mo	$347,000	$200	44

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-51,820
• Equity at exit: $38,283

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-58,192
• Equity at exit: $22,199

Cash invested: $71,891 (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: 103 active · 35 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $259,999 ($160/sqft)
• Median days on market: 203 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +5.8% 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: 331
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,851/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-161

Break-even live

Break-even rent $2,246

Max offer price $233,474

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-72	+0% $-161	+5% $-250	+10% $-338
Rent	-10% $-322	-5% $-242	+0% $-161	+5% $-80	+10% $0
Rate	-1.0pp $-32	-0.5pp $-96	base $-161	+0.5pp $-227	+1.0pp $-295

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: $64,188
• Closing costs: $7,703
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Apollo Rd Scott, LA	1.0–2.0	1.0–2.0	965	$1,771	$1.84	0d	9	0.43mi
315 Sandstone Ave #202 Scott, LA	2.0	2.5	1193	$1,895	$1.59	109d	1	0.56mi
315 Sandstone Ave #205 Scott, LA	2.0	2.5	1193	$2,095	$1.76	6d	1	0.56mi
128 Oak Village Dr Scott, LA	3.0	2.0	1445	$2,450	$1.70	109d	1	0.58mi
110 Emerald Star Ln Lafayette, LA	4.0	2.0	1836	$2,000	$1.09	6d	1	0.88mi
121 Alpine Dr Lafayette, LA	3.0	2.0	1657	$2,016	$1.22	3d	1	1.00mi
108 Notre Dame Dr Lafayette, LA	3.0	3.0	1700	$1,700	$1.00	139d	1	1.04mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	139d	1	1.08mi

Listing history 50 events

1. 2026-09-24
   days on market $230,990 Active 708 DOM
2. 2026-09-22
   days on market $230,990 Active 707 DOM
3. 2026-09-21
   days on market $230,990 Active 706 DOM
4. 2026-09-20
   days on market $230,990 Active 705 DOM
5. 2026-09-19
   days on market $230,990 Active 704 DOM
6. 2026-09-18
   days on market $230,990 Active 703 DOM
7. 2026-09-17
   days on market $230,990 Active 702 DOM
8. 2026-09-16
   days on market $230,990 Active 701 DOM
9. 2026-09-15
   days on market $230,990 Active 700 DOM
10. 2026-09-14
    days on market $230,990 Active 699 DOM
11. 2026-09-13
    days on market $230,990 Active 698 DOM
12. 2026-09-12
    days on market $230,990 Active 697 DOM
13. 2026-09-11
    days on market $230,990 Active 696 DOM
14. 2026-09-05
    days on market $230,990 Active 690 DOM
15. 2026-09-04
    days on market $230,990 Active 689 DOM
16. 2026-09-03
    days on market $230,990 Active 688 DOM
17. 2026-08-31
    days on market $230,990 Active 685 DOM
18. 2026-08-30
    days on market $230,990 Active 684 DOM
19. 2026-08-29
    days on market $230,990 Active 683 DOM
20. 2026-08-28
    days on market $230,990 Active 682 DOM
21. 2026-08-27
    days on market $230,990 Active 681 DOM
22. 2026-08-25
    days on market $230,990 Active 679 DOM
23. 2026-08-24
    days on market $230,990 Active 678 DOM
24. 2026-08-23
    days on market $230,990 Active 677 DOM
25. 2026-08-22
    days on market $230,990 Active 676 DOM
26. 2026-08-21
    days on market $230,990 Active 675 DOM
27. 2026-08-20
    days on market $230,990 Active 674 DOM
28. 2026-08-19
    days on market $230,990 Active 673 DOM
29. 2026-08-18
    days on market $230,990 Active 672 DOM
30. 2026-08-17
    days on market $230,990 Active 671 DOM
31. 2026-08-16
    days on market $230,990 Active 670 DOM
32. 2026-08-15
    days on market $230,990 Active 669 DOM
33. 2026-08-14
    days on market $230,990 Active 668 DOM
34. 2026-08-13
    days on market $230,990 Active 667 DOM
35. 2026-08-12
    days on market $230,990 Active 666 DOM
36. 2026-08-11
    days on market $230,990 Active 665 DOM
37. 2026-08-10
    days on market $230,990 Active 664 DOM
38. 2026-08-09
    days on market $230,990 Active 663 DOM
39. 2026-08-08
    days on market $230,990 Active 662 DOM
40. 2026-08-07
    days on market $230,990 Active 661 DOM
41. 2026-08-06
    days on market $230,990 Active 660 DOM
42. 2026-08-05
    days on market $230,990 Active 659 DOM
43. 2026-08-04
    days on market $230,990 Active 658 DOM
44. 2026-08-03
    days on market $230,990 Active 657 DOM
45. 2026-07-31
    days on market $230,990 Active 654 DOM
46. 2026-07-30
    days on market $230,990 Active 653 DOM
47. 2026-07-29
    days on market $230,990 Active 652 DOM
48. 2026-07-27
    days on market $230,990 Active 650 DOM
49. 2026-07-23
    days on market $230,990 Active 646 DOM
50. 2026-07-22
    days on market $230,990 Active 645 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: $24,509
• − Mortgage interest: −$14,382
• − Property taxes: −$3,851
• − Insurance: −$1,284
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$7,469
• Taxable loss: −$6,399
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $-395/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs 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 kitchen appliances — Enhances functionality and aesthetics ↑

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

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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%

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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%

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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

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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

• 2024-10-16 Listed $230,990 Zillow