202 Rushfield Ln · Duson, LA 70529

$219,204

3 bd · 2.0 ba · 1,490 sqft · SingleFamily

Built 2026 Fair condition 7,405 sqft lot $33/mo HOA · 2% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* SOLD BEFORE LISTED * BACKS TO POND - Brand New Construction built by DSLD HOMES in Rosemont Village. This Hoffman IV G has an open floor plan with upgraded stainless appliances, luxury vinyl plank flooring added in bedrooms, & more. Special plan features: granite counters, kitchen island, undermount single bowl kitchen sink, vinyl plank flooring in living room and all wet areas, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fully sodded yard with seasonal landscaping package, Low E tilt-in windows, radiant barrier roof decking, covered patio & much more!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $219,204 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $219,030.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-46 ($-548/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.3% below list).
• Recommended offer: $190k (13.3% 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: Duson Elementary School (math 37% / reading 32%, grade F, #284 of 646 statewide, top 46%, 242 students, 74% 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).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• 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 $2k of loan paydown is wiped out by about $7k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $190,000 (13.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $219,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Ravensdale Ln	0.00mi	3/2.0	1,578 (+6%)	2mo	$223,102	$141	89
409 Meadow Ridge Ln	0.21mi	3/2.0	1,498 (+0%)	2mo	$221,370	$148	88
305 Meadow Ridge Ln	0.19mi	3/2.0	1,482 (-0%)	4mo	$217,946	$147	87
401 Meadow Ridge Ln	0.21mi	3/2.0	1,498 (+0%)	5mo	$220,746	$147	85
118 Ember Ridge Ln	0.32mi	3/2.0	1,422 (-5%)	2mo	$208,187	$146	76
119 Rosebrook Ln	0.32mi	3/2.0	1,422 (-5%)	4mo	$209,339	$147	75
106 Rosebrook Ln	0.27mi	3/2.0	1,578 (+6%)	5mo	$221,610	$140	74
205 Meadow Ridge Ln	0.17mi	3/2.0	1,321 (-11%)	1mo	$199,880	$151	72
307 Meadow Ridge Ln	0.20mi	3/2.0	1,321 (-11%)	2mo	$199,035	$151	70
141 Ivywood Ct	0.63mi	3/2.0	1,447 (-3%)	4mo	$220,500	$152	62
500 4th St	0.33mi	3/2.0	1,296 (-13%)	3mo	$60,000	$46	61
145 Ivywood Ct	0.63mi	4/2.0 (+1)	1,706 (+14%)	1mo	$230,500	$135	40

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-38,352
• Equity at exit: $32,658

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-36,943
• Equity at exit: $18,938

Cash invested: $61,328 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,149
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$33
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-46

Break-even live

Break-even rent $1,958

Max offer price $212,422

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $30	+0% $-46	+5% $-121	+10% $-197
Rent	-10% $-196	-5% $-121	+0% $-46	+5% $29	+10% $104
Rate	-1.0pp $65	-0.5pp $10	base $-46	+0.5pp $-102	+1.0pp $-160

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: $54,758
• Closing costs: $6,571
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Winter Park PL Duson, LA	2.0–3.0	2.0	1275	$1,900	$1.49	15d	1	0.03mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: internetlandscaping

Listing history 1 events

1. 2026-05-12
   listed $219,204

ⓘ 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: $22,800
• − Mortgage interest: −$12,269
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$396
• − Depreciation: −$6,372
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $476/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

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including roof and exterior work, to improve its condition and value.

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior siding — Worn and weathered
• Major landscaping — Needs significant improvement

Value-add opportunities

• Both roof repair — Critical to safety and appearance
• Both exterior painting — Improves curb appeal and value
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage	Major	$15,000–50,000
exterior siding · Worn and weathered	Major	$15,000–50,000
landscaping · Needs significant improvement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both roof repair — Critical to safety and appearance ↑
• Both exterior painting — Improves curb appeal and value ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ 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 — 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
• 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

1 event — show timeline

• 2026-05-12 Listed $219,204 AcadianaMLS