Is 111 Eden Ridge St in Duson, LA a good investment?

CashFlowRE grades it D- with a 5.5% cap rate and $-182/mo modeled cash flow at a $248,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 111 Eden Ridge St?

The modeled cap rate is 5.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,200/month, from CashFlowRE's rent model.

🏗️ New Construction

D- Composite 37.46

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 +9.6/30.0
ARV discount +7.5/15.0
Condition / age +5.0/5.0
Schools +3.7/10.0
Livability +3.3/5.0
1% rule +3.1/10.0
DSCR +2.7/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$248,000

111 Eden Ridge St · Duson, LA 70529

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 94 Days on market

Excellent condition 6,098 sqft lot Garage $44/mo HOA · 2% of rent

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

Listing remarks

Welcome to Ridgeland, a new home community in the Lafayette area. You will find Ridgeland right off Ridge Road, close to shopping centers, recreation, and entertainment. We are building a wide range of homes with open floor plans that have 3 to 5 bedrooms, 2 to 3 bathrooms, and 2-car garages. Discover the perfect blend of comfort and convenience at Ridgeland! With an array of stunning floor plans, an unbeatable location, and beautifully upgraded interiors, it's an ideal haven for families looking to thrive. Our new homes come with many included features and interior amenities.

Key facts

Fully sodded yards
Open floor plans
6,098 sq ft lot

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $245k (1.2% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.3% below list).
Recommended offer: $220k (11.3% below list) — sets the bar for 1% rule.

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.
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: Prairie Elementary School (math 45% / reading 55%, grade D+, #125 of 646 statewide, top 20%, 606 students, 55% 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 57% FRL track the district average.
Market conditions: 243 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
At $2,200/mo this rent would consume 50% 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 94 days — a 9% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,000 (11.3% 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?
It's been on market 94 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
Cap rate: 5.49%
Cash-on-cash: -2.87%
DSCR: 0.87
GRM: 10.3

CMA / ARV

ARV (median comp): $271,472
List price: $248,000
Delta: -8.65%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Top Ridge Rd	0.06mi	3/2.0	1,447 (-10%)	4mo	$229,500	$159	77
508 Lagneaux Rd	0.18mi	3/2.0	1,529 (-5%)	15mo	$405,000	$265	70
112 Eden Ridge St	0.00mi	4/2.0 (+1)	1,837 (+14%)	3mo	$276,500	$151	70
125 Eden Ridge St	0.02mi	4/2.0 (+1)	1,837 (+14%)	6mo	$264,500	$144	67
117 Eden Ridge St	0.11mi	4/2.0 (+1)	1,836 (+14%)	3mo	$263,500	$144	65
120 Eden Ridge St	0.24mi	4/2.0 (+1)	1,837 (+14%)	6mo	$265,000	$144	56
1432 Ridge Rd	0.19mi	3/2.0	1,458 (-10%)	24mo	$189,500	$130	55
105 Top Ridge Rd	0.09mi	4/2.0 (+1)	1,837 (+14%)	15mo	$268,500	$146	55
134 Eden Ridge St	0.25mi	4/2.0 (+1)	1,837 (+14%)	14mo	$273,500	$149	49

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: -21.1%
Equity multiple: 0.27×
Total profit: $-55,527
Equity at exit: $40,477

10-year hold

IRR: -14.4%
Equity multiple: 0.17×
Total profit: $-63,040
Equity at exit: $23,472

Cash invested: $76,012 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 18 active · 9 under contract
Months of supply: 4.5 mo (22%/mo absorbed)
Median asking: $234,500 ($148/sqft)
Median days on market: 61 d
This list price: 67% of active listings are priced below it
ARV vs active asking: +13.7% 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: 243
Price-to-rent: 9.4×

Monthly cashflow live

Estimated rent: $2,200 medium interval (Pro) →
Mortgage (P&I): −$1,424
Tax est. 1.5%: −$339 /mo · $4,072/yr
Insurance: −$113
HOA: −$44
Lot rent: −$0
Vacancy / Maint / Mgmt: −$462
Net cashflow: $-182

Break-even live

Break-even rent $2,430

Max offer price $245,124

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-88	+0% $-182	+5% $-276	+10% $-370
Rent	-10% $-356	-5% $-269	+0% $-182	+5% $-95	+10% $-8
Rate	-1.0pp $-45	-0.5pp $-113	base $-182	+0.5pp $-252	+1.0pp $-324

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: $67,868
Closing costs: $8,144
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 1 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	70d	1	1.43mi

Property features AI

Finance

HOA & community: Homeowners association with managementAssociation fee $530 annually

Exterior

Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)
Utilities: Public sewerElectric service: SLEMCO
Home design: Single family residenceUnder constructionPaved road frontage
Construction: Brick veneer, HardiPlank, vinyl siding and frame constructionComposition roof
Exterior features: Exterior lightingCovered porch

Interior

Kitchen: DishwasherDisposalMicrowaveGas stove/oven
Flooring: TileWood laminate
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (natural gas)Central air conditioning
Interior features: Double vanityKitchen islandSeparate showerVaried ceiling heightsWalk-in pantryWalk-in closet(s)Quartz countersDouble pane windows
Laundry & utility: Washer hookupElectric dryer hookup

Listing history 47 events

2026-08-08

days on market $248,000 Active 94 DOM
2026-08-07

days on market $248,000 Active 93 DOM
2026-08-06

days on market $248,000 Active 92 DOM
2026-08-05

days on market $248,000 Active 91 DOM
2026-08-04

days on market $248,000 Active 90 DOM
2026-08-03

days on market $248,000 Active 89 DOM
2026-07-31

days on market $248,000 Active 86 DOM
2026-07-30

days on market $248,000 Active 85 DOM
2026-07-29

days on market $248,000 Active 84 DOM
2026-07-27

days on market $248,000 Active 82 DOM
2026-07-23

days on market $248,000 Active 78 DOM
2026-07-22

days on market $248,000 Active 77 DOM
2026-07-21

days on market $248,000 Active 76 DOM
2026-07-18

days on market $248,000 Active 73 DOM
2026-07-16

days on market $248,000 Active 71 DOM
2026-07-16

days on market $248,000 Active 70 DOM
2026-07-14

days on market $248,000 Active 69 DOM
2026-07-13

days on market $248,000 Active 68 DOM
2026-07-12

days on market $248,000 Active 67 DOM
2026-07-11

days on market $248,000 Active 66 DOM
2026-07-10

days on market $248,000 Active 65 DOM
2026-07-09

days on market $248,000 Active 64 DOM
2026-07-08

days on market $248,000 Active 63 DOM
2026-07-07

days on market $248,000 Active 62 DOM
2026-07-06

days on market $248,000 Active 61 DOM
2026-07-05

days on market $248,000 Active 60 DOM
2026-07-04

days on market $248,000 Active 59 DOM
2026-07-03

days on market $248,000 Active 58 DOM
2026-07-02

days on market $248,000 Active 57 DOM
2026-07-01

days on market $248,000 Active 56 DOM
2026-06-30

days on market $248,000 Active 55 DOM
2026-06-29

days on market $248,000 Active 54 DOM
2026-06-28

days on market $248,000 Active 53 DOM
2026-06-28

days on market $248,000 Active 52 DOM
2026-06-27

days on market $248,000 Active 51 DOM
2026-06-25

days on market $248,000 Active 49 DOM
2026-06-23

status $248,000 Active 47 DOM
2026-06-09

status $248,000 Pending 47 DOM
2026-06-08

days on market $248,000 Active 47 DOM
2026-06-07

days on market $248,000 Active 46 DOM
2026-06-05

days on market $248,000 Active 43 DOM
2026-06-03

days on market $248,000 Active 42 DOM
2026-06-02

days on market $248,000 Active 41 DOM
2026-06-01

days on market $248,000 Active 40 DOM
2026-05-31

days on market $248,000 Active 39 DOM
2026-05-30

days on market $248,000 Active 38 DOM
2026-04-22

listed $248,000 Active 1627-char remark

ⓘ 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: $26,400
− Mortgage interest: −$15,207
− Property taxes: −$4,072
− Insurance: −$1,357
− Repairs & maintenance: −$2,112
− Management: −$2,112
− HOA: −$528
− Depreciation: −$7,897
Taxable loss: −$6,885

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

Est. tax savings @ 24.0%: +$1,653
After-tax cash flow: $-532/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential to be further enhanced with some painting and landscaping to increase its resale and rental value.

Value-add opportunities

Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
Both Landscaping the front yard — Landscaping can improve the curb appeal and add value to the home, making it more attractive to potential buyers and renters. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Prairie Elementary School D+ LA #125/646 Nat'l #12,529/41,679 Middle Judice Middle School F LA #110/218 Nat'l #8,646/14,009 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 — 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

County: Lafayette · 280,930 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 (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%
Hispanic origin (detail)
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
#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

2 events — show timeline

2026-06-08 Pending — AcadianaMLS
2026-04-22 Listed $248,000 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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