116 Merrydale Ln · Duson, LA 70578

$212,000

4 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 86 Days on market

Built 2017 5,227 sqft lot Est $199k · 7% over $25/mo HOA · 1% of rent ↓ 48% 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 +13.4/30.0
• ARV discount +4.4/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Brand New Home in Beautiful New phase of Country Lakes. This neighborhood boasts a community pool and lakes for great fishing. When you first walk into this 4 bedroom home you enter a nice foyer with 2 of the bedrooms off to one side and the other off to the other side. As you proceed thru the foyer, you walk into the kitchen that features a granite island snack bar which overlooks the dining area. The next thing that catches your eye is the family room overlooking the back yard. Off to the side you will see the entry to the master suite which has master bedroom that looks out onto the back yard. The master bath is clever and has a nice walk in closet. Show and Sell!

Key facts

• Pavilion
• Picnic area
• Custom door pulls

Tags

• COMMUNITY POOL
• BASKETBALL COURT
• PICNIC AREA
• PAVILION
• FISHING PONDS
• CUSTOM DOOR PULLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $5 ($65/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 $172k (18.7% below list).
• Recommended offer: $172k (18.7% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Judice Middle School (math 26% / reading 36%, grade F, #110 of 218 statewide, top 51%, 463 students, 61% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 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

• It's been on market 86 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $174k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,423 (18.7% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $198,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Country Lakes Trl	0.05mi	4/2.0	1,561 (+1%)	20mo	$210,000	$135	80
113 Cascade Rd	0.13mi	4/2.0	1,722 (+11%)	9mo	$205,000	$119	68
306 Lakefront Dr	0.21mi	3/2.0 (-1)	1,688 (+9%)	7mo	$212,500	$126	65
100 Agrarian Ave	0.19mi	3/2.0 (-1)	1,450 (-6%)	14mo	$207,000	$143	64
302 Agrarian Ave	0.14mi	3/2.0 (-1)	1,459 (-6%)	21mo	$207,000	$142	61
208 Golden Lake Dr	0.17mi	3/2.0 (-1)	1,688 (+9%)	15mo	$215,000	$127	60
107 Golden Harvest Ln	0.40mi	3/2.0 (-1)	1,688 (+9%)	8mo	$225,000	$133	56
206 Golden Harvest Ln	0.35mi	3/2.0 (-1)	1,450 (-6%)	17mo	$185,000	$128	54
400 Agrarian Ave	0.14mi	3/2.0 (-1)	1,778 (+15%)	22mo	$222,000	$125	45

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-34,049
• Equity at exit: $31,610

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-29,370
• Equity at exit: $18,330

Cash invested: $59,360 (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 70578

• Active inventory: 97
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$88
• HOA: −$25
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $5

Break-even live

Break-even rent $1,717

Max offer price $212,000

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $65	+0% $5	+5% $-55	+10% $-115
Rent	-10% $-131	-5% $-63	+0% $5	+5% $74	+10% $142
Rate	-1.0pp $112	-0.5pp $59	base $5	+0.5pp $-50	+1.0pp $-105

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-01-19
   listed $212,000 Active
3. 2017-08-04
   soldstatus $173,500 685-char remark

   Show marketing remark (685 chars)

   Beautiful Brand New Home in Beautiful New phase of Country Lakes. This neighborhood boasts a community pool and lakes for great fishing. When you first walk into this 4 bedroom home you enter a nice foyer with 2 of the bedrooms off to one side and the other off to the other side. As you proceed thru the foyer, you walk into the kitchen that features a granite island snack bar which overlooks the dining area. The next thing that catches your eye is the family room overlooking the back yard. Off to the side you will see the entry to the master suite which has master bedroom that looks out onto the back yard. The master bath is clever and has a nice walk in closet. Show and Sell!

4. 2016-10-13
   listed $172,500 685-char remark

   Show marketing remark (685 chars)

   Beautiful Brand New Home in Beautiful New phase of Country Lakes. This neighborhood boasts a community pool and lakes for great fishing. When you first walk into this 4 bedroom home you enter a nice foyer with 2 of the bedrooms off to one side and the other off to the other side. As you proceed thru the foyer, you walk into the kitchen that features a granite island snack bar which overlooks the dining area. The next thing that catches your eye is the family room overlooking the back yard. Off to the side you will see the entry to the master suite which has master bedroom that looks out onto the back yard. The master bath is clever and has a nice walk in closet. Show and Sell!

5. 2016-09-02
   soldstatus $408,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $20,691
• − Mortgage interest: −$11,875
• − Property taxes: −$1,580
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − HOA: −$300
• − Depreciation: −$6,167
• Taxable loss: −$3,602
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $929/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): 16,279

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 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: ▼ -77.19%
• Current HPI: 118.9619
• 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

-48.0% since first listed

5 events — show timeline

• 2026-04-16 Pending — AcadianaMLS
• 2026-01-19 Listed $212,000 AcadianaMLS
• 2017-08-04 Sold (MLS) $173,500 AcadianaMLS
• 2016-10-13 Listed $172,500 AcadianaMLS
• 2016-09-02 Sold (Public Records) $408,000 Public Records

Property tax history

+23.5%/yr

Latest (2025): $1,580 · -1.3% YoY. Source: county tax records.