8056 Grand Prairie Hwy · Duson, LA 70525

$109,000

3 bd · 2.5 ba · 1,347 sqft · SingleFamily · 53 Days on market

0.50 ac lot Est $214k · 49% under

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Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming traditional-style home located in Flood Zone X, offering peace of mind and timeless appeal. PRICED REDUCED AND NOW BELOW APPRAISED VALUE! This 3-bedroom, 2.1-bath residence features 1,347 square feet of comfortable living space with a functional layout perfect for everyday living. Enjoy relaxing mornings or quiet evenings on the beautiful front porch, adding to the home's inviting curb appeal. Inside, you'll find well-proportioned bedrooms, a convenient half bath for guests, and a layout designed for both comfort and efficiency. Ideal for first-time buyers, downsizers, or investors--this home is a must-see!

Key facts

• 0.5 acre lot
• Parking
• Listed 53 days

Property features AI

Exterior

• Parking: Carport (covered, 1 space)
• Utilities: Septic tank sewer; Electric service provided by Entergy
• Home design: Single family residence
• Construction: Wood siding construction
• Exterior features: Porch

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.7% 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.
• 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.
• Market conditions: 123 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $109k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $214,173
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Grande Rue	0.24mi	3/2.0	1,359 (+1%)	1mo	$216,000	$159	84
106 Grande Rue	0.19mi	3/2.0	1,379 (+2%)	9mo	$210,000	$152	77
146 Grand Rue	0.19mi	3/2.0	1,343 (-0%)	15mo	$226,000	$168	76
228 Grande Rue	0.25mi	3/2.0	1,301 (-3%)	13mo	$225,000	$173	70
122 Rue De La Mare	0.19mi	3/2.0	1,523 (+13%)	5mo	$258,460	$170	63
140 Grande Rue	0.18mi	3/2.0	1,505 (+12%)	10mo	$250,000	$166	61
135 Cajun Creek Ln	0.33mi	3/2.0	1,260 (-6%)	20mo	$149,900	$119	55
5278 Mire Hwy	0.37mi	3/2.0	1,223 (-9%)	15mo	$165,000	$135	53
186 Grande Rue	0.25mi	3/2.0	1,496 (+11%)	23mo	$235,000	$157	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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,009
• Equity at exit: $16,252

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $13,958
• Equity at exit: $9,424

Cash invested: $30,520 (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 70525

• Home prices YoY: -31.6%
• Active inventory: 123
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $215

Break-even live

Break-even rent $821

Max offer price $109,000

Occupancy floor 75%

Sensitivity live

Price	-10% $277	-5% $246	+0% $215	+5% $184	+10% $153
Rent	-10% $129	-5% $172	+0% $215	+5% $258	+10% $301
Rate	-1.0pp $270	-0.5pp $243	base $215	+0.5pp $187	+1.0pp $158

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   remarks 623-char remark
2. 2026-06-21
   pricedays on market $109,000 Active 53 DOM
3. 2026-06-18
   days on market $119,000 Active 51 DOM
4. 2026-06-17
   days on market $119,000 Active 50 DOM
5. 2026-06-16
   days on market $119,000 Active 49 DOM
6. 2026-06-15
   days on market $119,000 Active 48 DOM
7. 2026-06-13
   days on market $119,000 Active 46 DOM
8. 2026-06-12
   remarks 607-char remark
9. 2026-06-12
   pricedays on market $119,000 Active 45 DOM
10. 2026-06-09
    days on market $129,000 Active 42 DOM
11. 2026-06-08
    days on market $129,000 Active 41 DOM
12. 2026-06-07
    days on market $129,000 Active 40 DOM
13. 2026-06-07
    pricedays on market $129,000 Active 39 DOM
14. 2026-06-04
    days on market $135,000 Active 36 DOM
15. 2026-06-02
    days on market $135,000 Active 35 DOM
16. 2026-06-01
    days on market $135,000 Active 34 DOM
17. 2026-05-31
    days on market $135,000 Active 33 DOM
18. 2026-05-31
    days on market $135,000 Active 32 DOM
19. 2026-04-27
    listed $140,000 Active
20. 2016-12-02
    soldstatus $72,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$225/yr (+$19/mo · 59.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,115
• − Mortgage interest: −$6,106
• − Property taxes: −$375
• − Insurance: −$545
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,171
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,385/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: 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

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): 15,333

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 11%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -55.62%
• Current HPI: 120.2621
• 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

+94.4% since first listed

2 events — show timeline

• 2026-04-27 Listed $140,000 AcadianaMLS
• 2016-12-02 Sold (Public Records) $72,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $375 · +0.4% YoY. Source: county tax records.