208 S A St · Duson, LA 70529

$184,775

3 bd · 2.0 ba · 1,863 sqft · SingleFamily public records · 92 Days on market

Built 1970 0.29 ac lot $99/sqft · 20% below area Est $236k · 22% under ↓ 5% since listing

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this clean, solid built 70s ranch style home, ready for a new owner's vision. Enter into a very large living room with nice natural light and many options for furniture placement. The dining space connects seamlessly into the kitchen with a gas stovetop, double wall ovens, plenty of cabinets, pullout shelves in the pantry, and counter space to sit and have a snack or peruse recipes. The oversizedlaundry room has a storage closet and offers plenty of room for a secondrefrigerator or even a chest freezer. There is a bath with shower convenient notonly to the kitchen, but just steps away from the backyard. Down the hallway youwill find three spacious bedrooms, as well as a very large hall bath with tub,double sinks, even another closet to hang more clothes if needed. Outside thereis a 20x26 workshop on a slab for a huge work space or hanging out, as well as a12x18 shed for projects and more outdoor storage. Don't miss the cozy extra yard space behind the shed, perfect for a dog kennel or perhaps a fire pit and chairs. If you're looking for an older home to make your own, this may be the one, convenient to a grocery store, restaurants, and just minutes from I-10.

Key facts

• Gas stovetop
• Large living room
• 20x26 workshop

Tags

• LARGE LIVING ROOM
• GAS STOVETOP
• DOUBLE WALL OVENS
• PULLOUT SHELVES
• OVERSIZED LAUNDRY ROOM
• 20X26 WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% 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.
• 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; 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 $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 92 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $168,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $235,874
• List price: $184,775
• Delta: -21.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Hanks Rd	0.47mi	3/2.0	1,834 (-2%)	4mo	$405,000	$221	72
130 Ivywood Ct	0.53mi	4/2.0 (+1)	1,836 (-1%)	0mo	$234,500	$128	67
133 Ivywood Ct	0.58mi	4/2.0 (+1)	1,874 (+1%)	6mo	$249,500	$133	62
154 Cane Run Ct	0.65mi	4/2.0 (+1)	1,836 (-1%)	2mo	$189,900	$103	61
153 Ivywood Ct	0.73mi	4/2.0 (+1)	1,874 (+1%)	0mo	$248,500	$133	59
146 Ivywood Ct	0.73mi	4/2.0 (+1)	1,836 (-1%)	4mo	$242,500	$132	56
127 Ivywood Ct	0.56mi	4/2.0 (+1)	1,786 (-4%)	8mo	$240,000	$134	56
126 Ivywood Ct	0.54mi	4/2.0 (+1)	1,706 (-8%)	8mo	$231,000	$135	49
145 Ivywood Ct	0.74mi	4/2.0 (+1)	1,706 (-8%)	1mo	$230,500	$135	46
134 Ivywood Ct	0.73mi	4/2.0 (+1)	2,079 (+12%)	4mo	$254,500	$122	38
138 Ivywood Ct	0.73mi	3/2.0	1,613 (-13%)	7mo	$228,500	$142	37
205 Cane Run Ct	0.71mi	4/3.0 (+1)	2,087 (+12%)	3mo	$235,000	$113	36

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,351
• Equity at exit: $27,551

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $24,674
• Equity at exit: $15,976

Cash invested: $51,737 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$969
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $371

Break-even live

Break-even rent $1,430

Max offer price $184,775

Occupancy floor 75%

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: $46,194
• Closing costs: $5,543
• 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	14d	1	0.12mi

Listing history 18 events

1. 2026-06-18
   days on market $184,775 Active 92 DOM
2. 2026-06-17
   days on market $184,775 Active 91 DOM
3. 2026-06-16
   days on market $184,775 Active 90 DOM
4. 2026-06-15
   days on market $184,775 Active 89 DOM
5. 2026-06-14
   days on market $184,775 Active 87 DOM
6. 2026-06-13
   days on market $184,775 Active 86 DOM
7. 2026-06-10
   days on market $184,775 Active 84 DOM
8. 2026-06-09
   days on market $184,775 Active 83 DOM
9. 2026-06-08
   days on market $184,775 Active 82 DOM
10. 2026-06-07
    days on market $184,775 Active 81 DOM
11. 2026-06-05
    days on market $184,775 Active 78 DOM
12. 2026-06-03
    days on market $184,775 Active 77 DOM
13. 2026-06-02
    days on market $184,775 Active 76 DOM
14. 2026-06-01
    days on market $184,775 Active 75 DOM
15. 2026-05-31
    days on market $184,775 Active 74 DOM
16. 2026-05-30
    days on market $184,775 Active 73 DOM
17. 2026-05-13
    price $184,775 1192-char remark

    Show marketing remark (1192 chars)

    Take a look at this clean, solid built 70s ranch style home, ready for a new owner's vision. Enter into a very large living room with nice natural light and many options for furniture placement. The dining space connects seamlessly into the kitchen with a gas stovetop, double wall ovens, plenty of cabinets, pullout shelves in the pantry, and counter space to sit and have a snack or peruse recipes. The oversizedlaundry room has a storage closet and offers plenty of room for a secondrefrigerator or even a chest freezer. There is a bath with shower convenient notonly to the kitchen, but just steps away from the backyard. Down the hallway youwill find three spacious bedrooms, as well as a very large hall bath with tub,double sinks, even another closet to hang more clothes if needed. Outside thereis a 20x26 workshop on a slab for a huge work space or hanging out, as well as a12x18 shed for projects and more outdoor storage. Don't miss the cozy extra yard space behind the shed, perfect for a dog kennel or perhaps a fire pit and chairs. If you're looking for an older home to make your own, this may be the one, convenient to a grocery store, restaurants, and just minutes from I-10.

18. 2026-03-17
    listed $194,500 Active 1192-char remark

    Show marketing remark (1192 chars)

    Take a look at this clean, solid built 70s ranch style home, ready for a new owner's vision. Enter into a very large living room with nice natural light and many options for furniture placement. The dining space connects seamlessly into the kitchen with a gas stovetop, double wall ovens, plenty of cabinets, pullout shelves in the pantry, and counter space to sit and have a snack or peruse recipes. The oversizedlaundry room has a storage closet and offers plenty of room for a secondrefrigerator or even a chest freezer. There is a bath with shower convenient notonly to the kitchen, but just steps away from the backyard. Down the hallway youwill find three spacious bedrooms, as well as a very large hall bath with tub,double sinks, even another closet to hang more clothes if needed. Outside thereis a 20x26 workshop on a slab for a huge work space or hanging out, as well as a12x18 shed for projects and more outdoor storage. Don't miss the cozy extra yard space behind the shed, perfect for a dog kennel or perhaps a fire pit and chairs. If you're looking for an older home to make your own, this may be the one, convenient to a grocery store, restaurants, and just minutes from I-10.

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$12/yr (+$1/mo · 1.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,800
• − Mortgage interest: −$10,350
• − Property taxes: −$1,004
• − Insurance: −$924
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,375
• Taxable income: $1,498
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $4,097/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

• 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

-5.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $184,775 AcadianaMLS
• 2026-03-17 Listed $194,500 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $1,004 · -0.7% YoY. Source: county tax records.