114 Hunters Hill Dr · Duson, LA 70529

$205,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 7 Days on market

Built 2017 7,405 sqft lot Est $207k · at est.

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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 +16.7/30.0
• ARV discount +8.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• 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 MLS

COME SEE THIS AWESOME COMMUNITY IN DUSON! SUMMERVIEW IS LOCATED JUST MINUTES FROM INTERSTATE 10 AND THE POPULARLAFAYETTE SHOPPING CENTERS, YOU WILL FIND A COZY NEW NEIGHBORHOOD WITH GENTLY CURVY ROADS AND GORGEOUS LAKES! DSLD HOMES'PLYMOUTH III A OFFERS A SPACIOUS 3 BEDROOM, 2 FULL BATH OPEN FLOORPLAN! SPECIAL FEATURES INCLUDE: WOOD FLOORING IN LIVINGROOM,BEAUTIFUL BIRCH CABINETS THROUGHOUT, CERAMIC TILE FLOORING IN WET AREAS, 3 CM SLAB GRANITE COUNTER TOPS IN KITCHEN ANDBATHROOMS, RECESSED LIGHTS IN KITCHEN, TUSCAN BRONZE BATHROOM FIXTURES, BLACK FRIGIDAIRE APPLIANCES TO INCLUDE: MICRO-HOOD,RANGE/ OVEN AND DISHWASHER, ARCHITECTURAL SHINGLES, RADIANT BARRIER DECKING IN ATTIC,RHEEM ENERGY EFFICIENT WATER HEATER,HIGH EFFICIENCY CARRIER HVAC AND ELECTRIC HEAT PUMP, LOW E-3 DOUBLE INSULATED TILT-IN WINDOWS, BIB INSULATION IN WALLS,FIBERGLASS LOOSE FILL INSULATION IN ATTIC, POST TENSION SLAB AND MUCH MORE! EST. COMPLETION IS OCT. 2017! RHEEM ENERGY EFFICIENT WATER HEATER, HIGH EFFICIENCY CARRIER HVAC AND ELECTRIC HEAT PUMP, LOW E-3 DOUBLE INSULATED TILT-IN WINDOWS, BIB INSULATION IN WALLS, FIBERGLASS LOOSE FILL INSULATION IN ATTIC, POST TENSION SLAB AND MUCH MORE! EST. COMPLETION IS OCT. 2017!

Key facts

• Open floor plan
• Split bedroom design
• Covered patio

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• QUALITY CABINETRY
• ENERGY EFFICIENT CONSTRUCTION
• SPLIT BEDROOM DESIGN
• COVERED PATIO

Property features AI

Finance

• Other: Property is not attached to other units; No accessibility features listed; Parcel number 6161440
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Asphalt parking/driveway
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 2017
• Construction: Built in 2017
• Exterior features: Lot in Summerview subdivision; Lot less than 0.5 acre

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Refrigerator; Ice maker
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 14); Bedroom on level 1 (approx. 10 x 11); Bedroom on level 1 (approx. 10 x 11)
• Bathrooms: 2 full bathrooms (including primary ensuite)
• Heating & cooling: Central air; Electric heating; Ceiling fans
• Interior features: Open floorplan; Decorative lighting; One living area; One dining area; 5 rooms total; One-level layout
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $1 ($13/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 $180k (12.2% below list).
• Recommended offer: $180k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Duson — 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 (#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: 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: 197 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).

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.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (12.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $207,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Oak Heights Dr	0.08mi	3/2.0	1,447 (-1%)	3mo	$218,500	$151	92
243 Oak Heights Dr	0.08mi	3/2.0	1,447 (-1%)	4mo	$218,500	$151	92
246 Oak Heights Dr	0.08mi	3/2.0	1,447 (-1%)	5mo	$218,500	$151	91
230 Oak Heights Dr	0.08mi	3/2.0	1,447 (-1%)	6mo	$218,500	$151	90
205 Broland Dr	0.27mi	3/2.0	1,463 (+0%)	6mo	$195,000	$133	82
217 Broland Dr	0.32mi	3/2.0	1,495 (+2%)	2mo	$210,000	$140	80
302 Oak Heights Dr	0.08mi	3/2.0	1,613 (+10%)	3mo	$228,500	$142	76
301 Oak Heights Dr	0.08mi	3/2.0	1,613 (+10%)	4mo	$231,000	$143	75
241 Oak Heights Dr	0.08mi	3/2.0	1,613 (+10%)	7mo	$227,000	$141	73
244 Oak Heights Dr	0.08mi	3/2.0	1,616 (+11%)	7mo	$228,500	$141	73
236 Oak Heights Dr	0.08mi	3/2.0	1,613 (+10%)	8mo	$228,500	$142	72
210 Crescent View Ln	0.31mi	3/2.0	1,613 (+10%)	2mo	$228,000	$141	67

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-33,120
• Equity at exit: $30,566

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-28,630
• Equity at exit: $17,725

Cash invested: $57,400 (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: 197
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$85
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1

Break-even live

Break-even rent $1,799

Max offer price $205,000

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $59	+0% $1	+5% $-57	+10% $-115
Rent	-10% $-141	-5% $-70	+0% $1	+5% $72	+10% $143
Rate	-1.0pp $104	-0.5pp $53	base $1	+0.5pp $-52	+1.0pp $-106

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Bayhill Ct Duson, LA	3.0	2.0	1689	$1,800	$1.07	45d	1	0.30mi

Listing history 7 events

1. 2026-06-18
   days on market $205,000 Active 7 DOM
2. 2026-06-17
   days on market $205,000 Active 6 DOM
3. 2026-06-16
   days on market $205,000 Active 5 DOM
4. 2026-06-15
   days on market $205,000 Active 4 DOM
5. 2026-06-14
   days on market $205,000 Active 2 DOM
6. 2026-06-13
   remarks 692-char remark
7. 2026-06-13
   listed $205,000 Active 1 DOM

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $1,623 · $135/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $21,600
• − Mortgage interest: −$11,483
• − Property taxes: −$1,623
• − Insurance: −$2,528
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,964
• Taxable loss: −$3,453
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $842/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 — 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

• 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

+20.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $205,000 NTREIS
• 2017-11-28 Sold (MLS) — AcadianaMLS
• 2017-08-09 Listed $170,900 AcadianaMLS

Property tax history

+24.5%/yr

Latest (2025): $1,623 · -1.3% YoY. Source: county tax records.