Is 155 Grazin Ct in Duson, LA a good investment?

CashFlowRE grades it F with a 4.0% cap rate and $-399/mo modeled cash flow at a $208,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 155 Grazin Ct?

The modeled cap rate is 4.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,377/month, from CashFlowRE's rent model.

F Composite 33.24

Why this score? — see what drove the F 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).

ARV discount +11.4/15.0
Cash flow +6.0/30.0
Schools +4.3/10.0
Condition / age +3.8/5.0
Livability +3.3/5.0
Rent growth +2.5/5.0
1% rule +1.6/10.0
DSCR +0.4/10.0
Appreciation +0.0/10.0

$208,500

155 Grazin Ct · Duson, LA 70529

3 bd · 2.0 ba · 1,370 sqft · SingleFamily · 16 Days on market

Good condition 5,662 sqft lot Garage $152/sqft · 9% below area Est $228k · 9% under $46/mo HOA · 3% of rent ↓ 1% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to the Bella! A new home in Cane Place in Duson, Louisiana. The Bella is a thoughtfully designed single-story home that blends comfort, efficiency, and everyday functionality. This 3 bed, 2 bath layout offers a smart use of space while maintaining an open and inviting feel. Upon entry from the front porch, you're welcomed into a central space that flows seamlessly from the living area into the dining area and kitchen. The kitchen is well-appointed with ample counter space, a pantry for extra storage, stainless steel appliances, and convenient access to the dining room. The covered patio sits just off the living room, extending your living space outdoors and providing a perfect spot for relaxing or hosting guests. The primary is tucked away at the rear of the home and features a walk-in closet and an ensuite bath, creating a comfortable retreat. 2 additional bedrooms are located toward the front of the home with a shared second bath, offering flexibility for family members, guests, or a home office. A dedicated utility room adds convenience, while the attached 1-car garage provides secure parking and additional storage. The Bella is a versatile and efficient floor plan designed to fit a wide range of lifestyles. Your new home will come all inclusive of Smart Home Technology integrated throughout, countless energy efficient features, and our unrivaled warranties! Reach out to us today for more information on the Bella plan!

Key facts

Advanced thermostats
Energy efficiency
Ring doorbells

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $208k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $151k (27.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (33.9% below list).
Recommended offer: $138k (33.9% below list) — sets the bar for 1% rule.
Cap rate 4.0% vs local median 5.1% in Duson — 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 66/100 on livability (#134 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F, employment F.
Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
Zoned schools: Mire Elementary School (math 44% / reading 52%, grade D, #144 of 646 statewide, top 22%, 666 students, 55% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL) — zoned schools at 59% FRL track the district average.
Market conditions: 315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).
This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

It's been on market 16 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
3 sale attempts 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.

Recommended offer $137,722 (33.9% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.66% ✗
Cap rate: 4.00%
Cash-on-cash: -8.20%
DSCR: 0.64
GRM: 12.6

CMA / ARV

ARV (median comp): $228,349
List price: $208,500
Delta: -8.69%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Countrywood Ct	0.03mi	3/2.0	1,447 (+6%)	1mo	$222,000	$153	89
104 Rushfield Ln	0.62mi	3/2.0	1,422 (+4%)	1mo	$210,761	$148	64
500 4th St	0.45mi	3/2.0	1,296 (-5%)	7mo	$60,000	$46	64
200 Rushfield Ln	0.62mi	3/2.0	1,422 (+4%)	2mo	$205,990	$145	63
231 Meadows Ridge Ln	0.74mi	3/2.0	1,447 (+6%)	0mo	$224,500	$155	56
307 Meadow Ridge Ln	0.72mi	3/2.0	1,321 (-4%)	7mo	$199,035	$151	55
202 Rushfield Ln	0.62mi	3/2.0	1,490 (+9%)	4mo	$219,204	$147	53
315 Meadow Ridge Ln	0.72mi	3/2.0	1,498 (+9%)	4mo	$217,845	$145	48
305 Meadow Ridge Ln	0.72mi	3/2.0	1,482 (+8%)	8mo	$217,946	$147	46
409 Meadow Ridge Ln	0.72mi	3/2.0	1,498 (+9%)	6mo	$221,370	$148	46
204 Rushfield Ln	0.62mi	3/2.0	1,192 (-13%)	5mo	$196,854	$165	45
311 Meadow Ridge Ln	0.72mi	3/2.0	1,192 (-13%)	1mo	$197,841	$166	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: -30.7%
Equity multiple: -0.01×
Total profit: $-59,143
Equity at exit: $31,088

10-year hold

IRR: -33.0%
Equity multiple: -0.44×
Total profit: $-84,015
Equity at exit: $18,027

Cash invested: $58,380 (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: 39 active · 30 under contract
Months of supply: 11.1 mo (9%/mo absorbed)
Median asking: $215,500 ($146/sqft)
Median days on market: 807 d
This list price: 36% of active listings are priced below it
ARV vs active asking: +14.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70529

Home prices YoY: -11.1%
Active inventory: 315
Price-to-rent: 12.6×

Monthly cashflow live

Estimated rent: $1,377 medium interval (Pro) →
Mortgage (P&I): −$1,093
Tax est. 1.5%: −$261 /mo · $3,128/yr
Insurance: −$87
HOA: −$46
Lot rent: −$0
Vacancy / Maint / Mgmt: −$289
Net cashflow: $-399

Break-even live

Break-even rent $1,882

Max offer price $150,780

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-327	+0% $-399	+5% $-471	+10% $-543
Rent	-10% $-508	-5% $-453	+0% $-399	+5% $-344	+10% $-290
Rate	-1.0pp $-294	-0.5pp $-346	base $-399	+0.5pp $-453	+1.0pp $-508

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: $52,125
Closing costs: $6,255
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 G St Duson, LA	3.0	2.0	1120	$980	$0.88	0d	1	0.51mi
211 Winter Park PL Duson, LA	3.0	2.0	1250	$1,798	$1.44	0d	1	0.60mi

Property features AI

Finance

HOA & community: Annual association fee of $550

Exterior

Parking: 1 garage space
Utilities: Public waterPublic sewer
Home design: Single-family residenceTraditional designOne story
Construction: Slab foundation

Interior

Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air conditioning

Listing history 50 events

2026-11-08

days on market $208,500 Active 16 DOM
2026-11-07

days on market $208,500 Active 15 DOM
2026-11-06

days on market $208,500 Active 14 DOM
2026-11-05

days on market $208,500 Active 13 DOM
2026-11-04

days on market $208,500 Active 12 DOM
2026-11-02

days on market $208,500 Active 10 DOM
2026-11-01

days on market $208,500 Active 9 DOM
2026-10-31

days on market $208,500 Active 8 DOM
2026-10-31

days on market $208,500 Active 7 DOM
2026-10-29

days on market $208,500 Active 6 DOM
2026-10-28

days on market $208,500 Active 5 DOM
2026-10-27

pricedays on market $208,500 Active 4 DOM
2026-10-26

days on market $211,000 Active 3 DOM
2026-10-25

days on market $211,000 Active 2 DOM
2026-10-24

days on marketlisting id $211,000 Active 1 DOM
2026-10-23

days on market $211,000 Active 142 DOM
2026-10-22

days on market $211,000 Active 141 DOM
2026-10-22

days on market $211,000 Active 140 DOM
2026-10-20

days on market $211,000 Active 139 DOM
2026-10-19

days on market $211,000 Active 138 DOM
2026-10-18

days on market $211,000 Active 137 DOM
2026-10-17

days on market $211,000 Active 136 DOM
2026-10-16

days on market $211,000 Active 135 DOM
2026-10-15

days on market $211,000 Active 134 DOM
2026-10-14

days on market $211,000 Active 133 DOM
2026-10-13

days on market $211,000 Active 132 DOM
2026-10-12

days on market $211,000 Active 131 DOM
2026-10-11

days on market $211,000 Active 130 DOM
2026-10-10

days on market $211,000 Active 129 DOM
2026-10-09

days on market $211,000 Active 128 DOM
2026-10-08

days on market $211,000 Active 127 DOM
2026-10-07

days on market $211,000 Active 126 DOM
2026-10-07

price $211,000 Active 125 DOM
2026-10-06

days on market $214,000 Active 125 DOM

Show marketing remark (1557 chars)

Discover the epitome of Louisiana living with DR Horton, where innovation, elegance, and unparalleled value converge. As America's premier homebuilder, DR Horton offers exceptional homeownership opportunities across various captivating neighborhoods. Each home reflects their commitment to quality, designed to exceed expectations. Benefits include a minimum of $5000 towards closing costs and highly competitive interest rates, making your dream home more attainable.Experience the future of home living with cutting-edge smart home technology. Each residence features intuitive devices like Ring doorbells, smart garage controls, advanced thermostats, and robust security systems, all managed effortlessly through Alexa and your mobile device. This blend of convenience and innovation enriches your daily life and promotes energy efficiency, ensuring your home is as cost-effective as it is comfortable.DR Horton homes cater to your lifestyle with versatile floor plans, expansive walk-in closets, open living spaces, convenient 2-car garages, and serene covered patios. These spaces provide the perfect backdrop for relaxation and entertainment.Join the legacy of excellence with DR Horton in Louisiana. Explore a world where your home is a foundation for adventure and tranquility, crafted with precision and care for the modern homeowner. Call today and step into a future where your home is not just a place to reside, but a place to thrive.With DR Horton, let's build not just houses, but homes filled with memories, dreams, and a sense of belonging.
2026-10-05

days on market $214,000 Active 124 DOM
2026-10-04

days on market $214,000 Active 123 DOM
2026-10-04

days on market $214,000 Active 122 DOM
2026-10-02

days on market $214,000 Active 121 DOM
2026-10-01

days on market $214,000 Active 120 DOM
2026-09-30

days on market $214,000 Active 119 DOM
2026-09-29

days on market $214,000 Active 118 DOM
2026-09-28

days on market $214,000 Active 117 DOM
2026-09-27

days on market $214,000 Active 116 DOM
2026-09-26

days on market $214,000 Active 115 DOM
2026-09-25

days on market $214,000 Active 114 DOM
2026-09-24

days on market $214,000 Active 113 DOM
2026-09-23

days on market $214,000 Active 112 DOM
2026-09-21

days on market $214,000 Active 110 DOM
2026-09-20

days on market $214,000 Active 109 DOM
2026-09-19

days on market $214,000 Active 108 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $16,527
− Mortgage interest: −$11,679
− Property taxes: −$3,128
− Insurance: −$1,042
− Repairs & maintenance: −$1,322
− Management: −$1,322
− HOA: −$552
− Depreciation: −$6,065
Taxable loss: −$8,584

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,060
After-tax cash flow: $-2,726/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $6,850–$20,550 screening

This single-family home in Duson, LA, is in good condition with a good exterior and interior. It's ready for a fresh coat of paint and some landscaping to maximize its value.

Value-add opportunities

Both Paint exterior — Enhances curb appeal and value ↑
Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Mire Elementary School D LA #144/646 Nat'l #14,249/41,679 High Rayne High School F LA #88/265 Nat'l #8,796/17,239

Schools (NCES district)

District: Acadia Parish
NCES district ID: 2200030
Math proficiency: 32% ▼ -39.00%
Reading proficiency: 44% ▼ -32.00%
Median HH income: $38,012
Composite: 31.65/100
National rank: #5929
State rank: #28 of 98 in LA

C Composite livability gradescore 66/100

Livability — Duson

Score: 66/100
State rank: #134
US rank: #12322

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Duson, LA
County: Lafayette · 63,846 people
Metro: Lafayette, LA
Population (ZIP): 13,557
Household income: $52,784
Rent vs Own: 25.5% rent · 74.5% own
Severe rent burden: 4% of renters

Population outlook (Acadia County) Hauer SSP2

Today (2025): 63,846 people
By 2030: 64,141 · +0.5%
By 2040: 63,922 · +0.1%
By 2050: 62,263 · -2.5%
By 2075: 56,507 · -11.5%
By 2100: 46,316 · -27.5%

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%
Hispanic origin (detail)
Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 4%

Political lean MEDSL · Acadia

2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

-1.4% since first listed

5 events — show timeline

2026-10-06 Price Changed $211,000 Zillow
2026-10-06 Price Changed $211,000 AcadianaMLS
2026-06-09 Listed $214,000 Zillow
2026-06-03 Listed $211,000 ROAM MLS
2026-06-03 Listed $214,000 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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