132 Canary Ln · Scott, LA 70529

$110,000

2 bd · 1.5 ba · 1,282 sqft · SingleFamily public records · 128 Days on market

Built 1975 0.85 ac lot $86/sqft · 34% below area Est $168k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity in Duson!Located at 132 Canary Lane in Duson, this property is full of potential and ready for the right investoror handy buyer to bring it back to life. While the home does need some TLC, it offers a solid opportunityto add value through updates and improvements. With the right vision, this could be a great flip, rental,or long-term investment. Convenient location and plenty of upside make this one worth a look for anyoneseeking their next project.

Key facts

• 0.85 acre lot
• 2 parking spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-71 ($-854/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (28.4% below list).
• Recommended offer: $79k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#116 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B+; Watch: crime F, amenities F, commute 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.
• Market conditions: 196 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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 128 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $78,726 (28.4% 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. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 0.72% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (median comp): $167,532
• List price: $110,000
• Delta: -34.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Dairyman Ln	0.46mi	3/1.0 (+1)	1,260 (-2%)	2mo	$159,900	$127	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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-22,389
• Equity at exit: $16,401

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-25,454
• Equity at exit: $9,511

Cash invested: $30,800 (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: 196
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $787 high
• Mortgage (P&I): −$577
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-71

Break-even live

Break-even rent $877

Max offer price $97,422

Occupancy floor —

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Limoges St Unit C Duson, LA	2.0	2.0	900	$600	$0.67	21d	1	0.16mi
101 Limoges St Unit B Duson, LA	2.0	2.0	900	$600	$0.67	43d	1	0.16mi
102 Meudon St Unit C Duson, LA	2.0	2.0	1000	$725	$0.72	43d	1	0.17mi
106 Limoges St Unit B Duson, LA	2.0	2.0	950	$700	$0.74	13d	1	0.19mi
607 Marigny Cir Unit C Duson, LA	2.0	2.0	1000	$750	$0.75	21d	1	0.29mi
5000 W Congress St Unit 2D Lafayette, LA	2.0	1.0	900	$925	$1.03	43d	1	0.70mi
5000 W Congress St Unit 7A Lafayette, LA	2.0	1.0	900	$925	$1.03	21d	1	0.70mi
5000 W Congress St Unit 6A Lafayette, LA	2.0	1.0	900	$925	$1.03	13d	1	0.71mi
401 Pinto St Lafayette, LA	3.0	2.0	1601	$2,300	$1.44	43d	1	0.91mi
118 Millie Park Lafayette, LA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 128 DOM
2. 2026-06-17
   days on market $110,000 Active 127 DOM
3. 2026-06-16
   pricedays on market $110,000 Active 126 DOM
4. 2026-06-15
   days on market $112,500 Active 125 DOM
5. 2026-06-14
   days on market $112,500 Active 123 DOM
6. 2026-06-13
   days on market $112,500 Active 122 DOM
7. 2026-06-10
   days on market $112,500 Active 120 DOM
8. 2026-06-09
   days on market $112,500 Active 119 DOM
9. 2026-06-08
   days on market $112,500 Active 118 DOM
10. 2026-06-07
    days on market $112,500 Active 117 DOM
11. 2026-06-05
    days on market $112,500 Active 114 DOM
12. 2026-06-03
    days on market $112,500 Active 113 DOM
13. 2026-06-02
    days on market $112,500 Active 112 DOM
14. 2026-06-01
    days on market $112,500 Active 111 DOM
15. 2026-05-31
    days on market $112,500 Active 110 DOM
16. 2026-05-30
    days on market $112,500 Active 109 DOM
17. 2026-04-09
    price $112,500 474-char remark

    Show marketing remark (474 chars)

    Investor Opportunity in Duson!Located at 132 Canary Lane in Duson, this property is full of potential and ready for the right investoror handy buyer to bring it back to life. While the home does need some TLC, it offers a solid opportunityto add value through updates and improvements. With the right vision, this could be a great flip, rental,or long-term investment. Convenient location and plenty of upside make this one worth a look for anyoneseeking their next project.

18. 2026-02-10
    listed $117,500 Active 474-char remark

    Show marketing remark (474 chars)

    Investor Opportunity in Duson!Located at 132 Canary Lane in Duson, this property is full of potential and ready for the right investoror handy buyer to bring it back to life. While the home does need some TLC, it offers a solid opportunityto add value through updates and improvements. With the right vision, this could be a great flip, rental,or long-term investment. Convenient location and plenty of upside make this one worth a look for anyoneseeking their next project.

19. 2012-12-05
    soldstatus $95,000 226-char remark

    Show marketing remark (226 chars)

    Cute cottage with large front porch to enjoy! Enter into open kitchen/dining and living area. Gorgeous wood floors! Great open kitchen with lots of cabinets. A must see! Move right in without dusting a shelf!! Shows very well!

20. 2012-12-05
    soldstatus $95,000

    Show marketing remark (226 chars)

    Cute cottage with large front porch to enjoy! Enter into open kitchen/dining and living area. Gorgeous wood floors! Great open kitchen with lots of cabinets. A must see! Move right in without dusting a shelf!! Shows very well!

21. 2012-10-04
    listed $104,500 226-char remark

    Show marketing remark (226 chars)

    Cute cottage with large front porch to enjoy! Enter into open kitchen/dining and living area. Gorgeous wood floors! Great open kitchen with lots of cabinets. A must see! Move right in without dusting a shelf!! Shows very well!

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $845 · $70/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 5/10 Major FEMA zone X (unshaded) · 30% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $9,447
• − Mortgage interest: −$6,162
• − Property taxes: −$845
• − Insurance: −$550
• − Repairs & maintenance: −$756
• − Management: −$756
• − Depreciation: −$3,200
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $-177/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 — Scott

• Score: 66/100
• State rank: #116
• US rank: #11265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,670
• 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

+7.7% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $112,500 AcadianaMLS
• 2026-02-10 Listed $117,500 AcadianaMLS
• 2012-12-05 Sold (Public Records) $95,000 Public Records
• 2012-12-05 Sold (MLS) $95,000 AcadianaMLS
• 2012-10-04 Listed $104,500 AcadianaMLS

Property tax history

+3.8%/yr

Latest (2025): $845 · -1.3% YoY. Source: county tax records.