Carter Plan · Duson, LA 70529

$226,500

4 bd · 2.0 ba · 1,598 sqft · SingleFamily · 258 Days on market

Good condition

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Carter Plan in Station Heights in Duson, Louisiana. The Carter is a thoughtfully designed single-story home that blends comfort, functionality, and modern living. This versatile floor plan features four bedrooms and two bathrooms, making it ideal for families of all sizes or homeowners who need extra space for guests or a home office. At the heart of the home, the open concept living area, dining room, and kitchen create a welcoming environment perfect for everyday living and entertaining. The kitchen offers generous counter space, a central island, and a convenient pantry, all flowing seamlessly into the main living areas. The private primary suite is tucked away for added privacy and includes a spacious bedroom, a walk-in closet, and an en-suite bath. Three additional bedrooms are well-sized and share a centrally located second bathroom. A dedicated utility room adds everyday convenience, while the attached two-car garage provides ample storage and parking. The exteriors are curated with stylish brick elevations, fully sodded yards, covered patios, ideal for relaxing or hosting gatherings, and a charming front porch that adds curb appeal. The Carter Plan offers a practical, yet charming home designed for modern lifestyles. Integrated into your home, so you never feel too far away, is our Smart Home Technology Package. Find security and control from your fingertips through your smartphone.

Key facts

• Central island
• Covered patios
• Charming front porch

Tags

• OPEN CONCEPT LIVING AREA
• CENTRAL ISLAND
• WALK-IN CLOSET
• DEDICATED UTILITY ROOM
• COVERED PATIOS
• CHARMING FRONT PORCH

🏗️ New construction. The $226,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $236,856.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.0% below list).
• Recommended offer: $184k (19.0% 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: 279 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 258 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,517 (19.0% 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 258 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $236,856
• List price: $226,500
• Delta: -4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Eagle Heights Dr	0.05mi	4/2.0	1,598 (0%)	2mo	$226,500	$142	96
201 Eagle Heights Dr	0.17mi	3/2.0 (-1)	1,613 (+1%)	0mo	$230,000	$143	85
106 Eagle Heights Dr	0.15mi	3/2.0 (-1)	1,616 (+1%)	4mo	$228,500	$141	83
204 Eagle Heights Dr	0.20mi	3/2.0 (-1)	1,616 (+1%)	2mo	$228,500	$141	82
206 Eagle Heights Dr	0.21mi	4/2.0	1,706 (+7%)	0mo	$234,500	$137	79
110 Eagle Heights Dr	0.15mi	4/2.0	1,706 (+7%)	4mo	$238,500	$140	78
102 Eagle Heights Dr	0.14mi	3/2.0 (-1)	1,447 (-9%)	2mo	$218,500	$151	71
205 Eagle Heights Dr	0.19mi	3/2.0 (-1)	1,447 (-9%)	2mo	$210,964	$146	69
200 Eagle Heights Dr	0.18mi	3/2.0 (-1)	1,447 (-9%)	3mo	$218,500	$151	68
104 Eagle Heights Dr	0.14mi	4/2.0	1,836 (+15%)	2mo	$243,500	$133	66
202 Eagle Heights Dr	0.19mi	4/2.0	1,836 (+15%)	2mo	$243,500	$133	65
112 Eagle Heights Dr	0.16mi	4/2.0	1,836 (+15%)	4mo	$247,500	$135	64

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-50,268
• Equity at exit: $35,316

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-59,003
• Equity at exit: $20,479

Cash invested: $66,320 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 17 under contract
• Months of supply: 3.8 mo (27%/mo absorbed)
• Median asking: $234,500 ($138/sqft)
• Median days on market: 987 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70529

• Home prices YoY: -11.1%
• Active inventory: 279
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,242
• Tax est. 1.5%: −$296 /mo · $3,553/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-187

Break-even live

Break-even rent $2,072

Max offer price $209,786

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-105	+0% $-187	+5% $-269	+10% $-351
Rent	-10% $-332	-5% $-260	+0% $-187	+5% $-115	+10% $-42
Rate	-1.0pp $-68	-0.5pp $-127	base $-187	+0.5pp $-248	+1.0pp $-311

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: $59,214
• Closing costs: $7,106
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Paul Molbert Rd Duson, LA	3.0	3.0	1400	$1,700	$1.21	0d	1	1.10mi
227 Paul Molbert Rd Duson, LA	3.0	3.0	1400	$1,700	$1.21	6d	1	1.10mi
325 Mulholland Ln Duson, LA	4.0	2.0	1550	$1,995	$1.29	0d	1	1.44mi
325 Mulholland Ln Duson, LA	4.0	2.0	1550	$1,995	$1.29	6d	1	1.44mi

Listing history 50 events

1. 2026-09-24
   days on market $226,500 Active 258 DOM
2. 2026-09-22
   days on market $226,500 Active 257 DOM
3. 2026-09-21
   days on market $226,500 Active 256 DOM
4. 2026-09-20
   days on market $226,500 Active 255 DOM
5. 2026-09-19
   days on market $226,500 Active 254 DOM
6. 2026-09-18
   days on market $226,500 Active 253 DOM
7. 2026-09-17
   days on market $226,500 Active 252 DOM
8. 2026-09-16
   days on market $226,500 Active 251 DOM
9. 2026-09-15
   days on market $226,500 Active 250 DOM
10. 2026-09-14
    days on market $226,500 Active 249 DOM
11. 2026-09-13
    days on market $226,500 Active 248 DOM
12. 2026-09-12
    days on market $226,500 Active 247 DOM
13. 2026-09-11
    days on market $226,500 Active 246 DOM
14. 2026-09-05
    days on market $226,500 Active 240 DOM
15. 2026-09-04
    days on market $226,500 Active 239 DOM
16. 2026-09-03
    days on market $226,500 Active 238 DOM
17. 2026-08-31
    days on market $226,500 Active 235 DOM
18. 2026-08-30
    days on market $226,500 Active 234 DOM
19. 2026-08-29
    days on market $226,500 Active 233 DOM
20. 2026-08-28
    days on market $226,500 Active 232 DOM
21. 2026-08-27
    days on market $226,500 Active 231 DOM
22. 2026-08-25
    days on market $226,500 Active 229 DOM
23. 2026-08-24
    days on market $226,500 Active 228 DOM
24. 2026-08-23
    days on market $226,500 Active 227 DOM
25. 2026-08-22
    days on market $226,500 Active 226 DOM
26. 2026-08-21
    days on market $226,500 Active 225 DOM
27. 2026-08-20
    days on market $226,500 Active 224 DOM
28. 2026-08-19
    days on market $226,500 Active 223 DOM
29. 2026-08-18
    days on market $226,500 Active 222 DOM
30. 2026-08-17
    days on market $226,500 Active 221 DOM
31. 2026-08-16
    days on market $226,500 Active 220 DOM
32. 2026-08-15
    days on market $226,500 Active 219 DOM
33. 2026-08-14
    days on market $226,500 Active 218 DOM
34. 2026-08-13
    days on market $226,500 Active 217 DOM
35. 2026-08-12
    days on market $226,500 Active 216 DOM
36. 2026-08-11
    days on market $226,500 Active 215 DOM
37. 2026-08-10
    days on market $226,500 Active 214 DOM
38. 2026-08-09
    days on market $226,500 Active 213 DOM
39. 2026-08-08
    days on market $226,500 Active 212 DOM
40. 2026-08-07
    days on market $226,500 Active 211 DOM
41. 2026-08-06
    days on market $226,500 Active 210 DOM
42. 2026-08-05
    days on market $226,500 Active 209 DOM
43. 2026-08-04
    days on market $226,500 Active 208 DOM
44. 2026-08-03
    days on market $226,500 Active 207 DOM
45. 2026-07-31
    days on market $226,500 Active 204 DOM
46. 2026-07-30
    days on market $226,500 Active 203 DOM
47. 2026-07-29
    days on market $226,500 Active 202 DOM
48. 2026-07-27
    days on market $226,500 Active 200 DOM
49. 2026-07-23
    days on market $226,500 Active 196 DOM
50. 2026-07-22
    days on market $226,500 Active 195 DOM

ⓘ 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: $22,022
• − Mortgage interest: −$13,268
• − Property taxes: −$3,553
• − Insurance: −$1,184
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,890
• Taxable loss: −$6,397
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $-710/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 · 4 photos

Good 80/100 None rehab

The Carter Plan in Station Heights is a well-maintained single-story home with a good condition score. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New paint in interior — Enhances aesthetics and value ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Charles M. Burke Elementary School F LA #269/646 Nat'l #22,441/41,679 Middle Judice Middle School F LA #110/218 Nat'l #8,646/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

C Composite livability gradescore 66/100

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

• County: Lafayette · 280,930 people
• Metro: Lafayette, LA
• Population (ZIP): 13,557
• Household income: $52,784
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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

• 2026-01-09 Listed $226,500 Zillow