314 Duson St · Lafayette, LA 70506

$204,000

5 bd · 3.0 ba · 3,877 sqft · SingleFamily · 438 Days on market

Built 1865 Fair condition 0.50 ac lot $53/sqft · 55% below area ↓ 13% since listing

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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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1865

🏷️ Possibly a rental listed for sale. The $204,000 price doesn't fit this home's estimated sale value (~$453,136) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $204k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $190k (6.6% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.7% in Lafayette — 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 70/100 on livability (#63 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, crime 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); Lafayette Middle School (math 12% / reading 29%, grade F, #161 of 218 statewide, top 76%, 369 students, 83% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 414 active listings in the ZIP; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/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.
• 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 438 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $179,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 438 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $453,136
• List price: $204,000
• Delta: -54.98%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Alphonse Dr	0.24mi	5/4.5	3,986 (+3%)	4mo	$455,000	$114	75
100 Billeaud Ln	0.36mi	5/3.5	3,491 (-10%)	10mo	$425,000	$122	56
513 Robert Lee Cir	0.62mi	5/3.5	3,311 (-15%)	7mo	$421,450	$127	39

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-24,798
• Equity at exit: $30,417

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,562
• Equity at exit: $17,638

Cash invested: $57,120 (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 70506

• Home prices YoY: -34.8%
• Rents YoY: 4.1%
• Active inventory: 414
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,070
• Tax est. 1.5%: −$255 /mo · $3,060/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $95

Break-even live

Break-even rent $1,785

Max offer price $204,000

Occupancy floor 90%

Sensitivity live

Price	-10% $236	-5% $166	+0% $95	+5% $25	+10% $-46
Rent	-10% $-55	-5% $20	+0% $95	+5% $170	+10% $246
Rate	-1.0pp $198	-0.5pp $147	base $95	+0.5pp $42	+1.0pp $-12

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $204,000 Active 438 DOM
2. 2026-06-18
   days on market $204,000 Active 435 DOM
3. 2026-06-17
   days on market $204,000 Active 434 DOM
4. 2026-06-16
   days on market $204,000 Active 433 DOM
5. 2026-06-15
   days on market $204,000 Active 432 DOM
6. 2026-06-14
   days on market $204,000 Active 430 DOM
7. 2026-06-13
   days on market $204,000 Active 429 DOM
8. 2026-06-10
   days on market $204,000 Active 427 DOM
9. 2026-06-09
   days on market $204,000 Active 426 DOM
10. 2026-06-08
    days on market $204,000 Active 425 DOM
11. 2026-06-07
    days on market $204,000 Active 424 DOM
12. 2026-06-05
    days on market $204,000 Active 421 DOM
13. 2026-06-03
    days on market $204,000 Active 420 DOM
14. 2026-06-02
    days on market $204,000 Active 419 DOM
15. 2026-06-01
    days on market $204,000 Active 418 DOM
16. 2026-05-31
    days on market $204,000 Active 417 DOM
17. 2026-05-30
    days on market $204,000 Active 416 DOM
18. 2026-05-18
    price $204,000 556-char remark

    Show marketing remark (556 chars)

    The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

19. 2026-04-23
    price $209,000 556-char remark

    Show marketing remark (556 chars)

    The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

20. 2026-03-19
    price $214,000 556-char remark

    Show marketing remark (556 chars)

    The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

21. 2026-02-20
    price $220,000 556-char remark

    Show marketing remark (556 chars)

    The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

22. 2025-10-14
    price $230,000 556-char remark

    Show marketing remark (556 chars)

    The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

23. 2025-04-08
    listed $235,000 Active 556-char remark

    Show marketing remark (556 chars)

    The home and shop will need some attention, but together, they create unlimited possibilities for its newowner. Positioned just off of Eraste Landry, it is a great location for home and business. All nine rooms in the house are spacious, but the age of the home still provides the same charm as any old home. The spacious upstairs features a separate kitchen for convenience and can also serve a tenant who may want to rent a studio apartment. The warehouse next door features 1760 sq. ft. for added storage and can easily be converted for many other uses.

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,860
• − Mortgage interest: −$11,427
• − Property taxes: −$3,060
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,935
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,679/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

Fair 45/100 Moderate rehab

This property requires extensive repairs and updates to its exterior and interior, but presents significant potential for increased value through renovations.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior siding — Weathered siding
• Major exterior fencing — In poor condition
• Major interior flooring — Worn and damaged
• Major interior paint — Peeling and worn
• Major interior kitchen cabinets — Worn and damaged
• Major interior bathroom fixtures — Worn and damaged
• Major interior living room furniture — Worn and damaged
• Major interior dining room furniture — Worn and damaged
• Major interior bedroom furniture — Worn and damaged
• Major interior office furniture — Worn and damaged

Value-add opportunities

• Both Painting and updating exterior siding — Enhances curb appeal and value
• Both Flooring replacement — Improves living space and rental appeal
• Both Kitchen and bathroom updates — Modernizes spaces and increases value
• Both Furniture replacement — Updates interior spaces and enhances rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
exterior fencing · In poor condition	Major	$15,000–50,000
interior flooring · Worn and damaged	Major	$15,000–50,000
interior paint · Peeling and worn	Major	$15,000–50,000
interior kitchen cabinets · Worn and damaged	Major	$15,000–50,000
interior bathroom fixtures · Worn and damaged	Major	$15,000–50,000
interior living room furniture · Worn and damaged	Major	$15,000–50,000
interior dining room furniture · Worn and damaged	Major	$15,000–50,000
interior bedroom furniture · Worn and damaged	Major	$15,000–50,000
interior office furniture · Worn and damaged	Major	$15,000–50,000
Total estimated repair cost · 11 items		$165,000–550,000

Value-add ROI direction

• Both Painting and updating exterior siding — Enhances curb appeal and value ↑
• Both Flooring replacement — Improves living space and rental appeal ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases value ↑
• Both Furniture replacement — Updates interior spaces and enhances rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lafayette

• Score: 70/100
• State rank: #63
• US rank: #8133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, LA
• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 42,318
• Household income: $57,379
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2095.0

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 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 18% Armenian 1% Slovak 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 9% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -75.28%
• Current HPI: 140.8445
• Rent YoY: ▲ 4.12%
• Metro: Lafayette, LA
• 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

-13.2% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $204,000 AcadianaMLS
• 2026-04-23 Price Changed $209,000 AcadianaMLS
• 2026-03-19 Price Changed $214,000 AcadianaMLS
• 2026-02-20 Price Changed $220,000 AcadianaMLS
• 2025-10-14 Price Changed $230,000 AcadianaMLS
• 2025-04-08 Listed $235,000 AcadianaMLS