311 Meadow Ridge Ln · Duson, LA 70529

$197,841

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 57 Days on market

Built 2026 Excellent condition 5,662 sqft lot Garage $33/mo HOA · 2% of rent

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome builder rate + FREE Refrigerator (restrictions apply)! Brand New Construction built by DSLD HOMES in Rosemont Village. The KIRKLAND IV G has an open floor plan with 3 bedrooms & 2 full bathrooms. This NEW home includes upgraded stainless appliances, hardware for cabinets, undermount cabinet lighting & luxury vinyl plank flooring added in primary bedroom.

Key facts

• Open floor plan
• Walk-in closet
• 5,662 sq ft lot

Tags

• OPEN FLOOR PLAN
• UPGRADED STAINLESS APPLIANCES
• UNDERMOUNT CABINET LIGHTING
• LUXURY VINYL PLANK FLOORING
• 3CM GRANITE COUNTERTOPS
• WALK-IN CLOSET

🏗️ New construction. The $197,841 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $207,549.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $34 ($404/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 $190k (4.0% below list).
• Recommended offer: $190k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Duson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Duson Elementary School (math 37% / reading 32%, grade F, #284 of 646 statewide, top 46%, 242 students, 74% FRL); Scott Middle School (math 20% / reading 28%, grade F, #143 of 218 statewide, top 65%, 559 students, 65% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 243 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).
• This rent runs 43% 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 $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 57 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,000 (4.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $207,549
• List price: $197,841
• Delta: -4.68%
• 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
204 Rushfield Ln	0.23mi	3/2.0	1,192 (0%)	2mo	$196,854	$165	88
206 2nd St	0.19mi	3/2.0	1,092 (-8%)	0mo	$136,740	$125	77
307 Meadow Ridge Ln	0.04mi	3/2.0	1,321 (+11%)	4mo	$199,035	$151	77
109 Ember Ridge Ln	0.11mi	3/2.0	1,104 (-7%)	8mo	$187,990	$170	76
205 Meadow Ridge Ln	0.14mi	3/2.0	1,321 (+11%)	2mo	$199,880	$151	73
105 Ember Ridge Ln	0.12mi	3/2.0	1,104 (-7%)	11mo	$189,775	$172	73
118 Rosebrook Ln	0.11mi	3/2.0	1,321 (+11%)	8mo	$201,080	$152	70
119 Ember Ridge Ln	0.13mi	3/2.0	1,321 (+11%)	9mo	$199,975	$151	69
500 4th St	0.29mi	3/2.0	1,296 (+9%)	4mo	$60,000	$46	68
115 Ember Ridge Ln	0.11mi	3/2.0	1,321 (+11%)	12mo	$202,025	$153	66
107 Ember Ridge Ln	0.12mi	4/2.0 (+1)	1,306 (+10%)	10mo	$197,090	$151	65
823 2nd St	0.39mi	3/1.0	1,100 (-8%)	4mo	$98,600	$90	61

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-31,438
• Equity at exit: $30,946

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-24,416
• Equity at exit: $17,945

Cash invested: $58,114 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 9 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $203,245 ($151/sqft)
• Median days on market: 733 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +15.3% above 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: 243
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,088
• Tax est. 1.5%: −$259 /mo · $3,113/yr
• Insurance: −$86
• HOA: −$33
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $34

Break-even live

Break-even rent $1,857

Max offer price $207,549

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $105	+0% $34	+5% $-38	+10% $-110
Rent	-10% $-116	-5% $-41	+0% $34	+5% $109	+10% $184
Rate	-1.0pp $138	-0.5pp $86	base $34	+0.5pp $-20	+1.0pp $-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: $51,887
• Closing costs: $6,226
• Club membership (one-time): —
• 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	62d	1	0.24mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $390

Exterior

• Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)
• Utilities: Public/Community sewerElectric service by Entergy
• Home design: Single family residenceUnder constructionResidential zoning
• Construction: Brick veneer and vinyl siding over frame constructionComposition roof
• Exterior features: Outdoor lightingOpen patio/porch

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric stove/ovenGranite counters
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric/Heat pump)Central air conditioning
• Interior features: High ceilingsWalk-in closetsDining roomKitchenLiving roomGranite counters
• Laundry & utility: Washer hookup

Listing history 28 events

1. 2026-08-08
   days on market $197,841 Active 57 DOM
2. 2026-08-07
   days on market $197,841 Active 56 DOM
3. 2026-08-06
   days on market $197,841 Active 55 DOM
4. 2026-08-05
   days on market $197,841 Active 54 DOM
5. 2026-08-04
   days on market $197,841 Active 53 DOM
6. 2026-08-03
   days on market $197,841 Active 52 DOM
7. 2026-07-31
   days on market $197,841 Active 49 DOM
8. 2026-07-30
   days on market $197,841 Active 48 DOM
9. 2026-07-29
   days on market $197,841 Active 47 DOM
10. 2026-07-27
    days on market $197,841 Active 45 DOM
11. 2026-07-23
    days on market $197,841 Active 41 DOM
12. 2026-07-22
    days on market $197,841 Active 40 DOM
13. 2026-07-21
    days on market $197,841 Active 39 DOM
14. 2026-07-18
    days on market $197,841 Active 36 DOM
15. 2026-07-16
    days on market $197,841 Active 34 DOM
16. 2026-07-16
    days on market $197,841 Active 33 DOM
17. 2026-07-14
    days on market $197,841 Active 32 DOM
18. 2026-07-13
    days on market $197,841 Active 31 DOM
19. 2026-07-12
    days on market $197,841 Active 30 DOM
20. 2026-07-11
    days on market $197,841 Active 29 DOM
21. 2026-07-10
    days on market $197,841 Active 28 DOM
22. 2026-07-09
    days on market $197,841 Active 27 DOM
23. 2026-07-08
    days on market $197,841 Active 26 DOM
24. 2026-07-07
    days on market $197,841 Active 25 DOM
25. 2026-07-07
    status $197,841 Active 24 DOM
26. 2026-05-30
    status $197,841 Pending 24 DOM
27. 2026-05-05
    listed $197,841 Active 784-char remark
28. 2026-05-05
    listed $197,841 Active 794-char remark

ⓘ 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: $22,800
• − Mortgage interest: −$11,626
• − Property taxes: −$3,113
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$396
• − Depreciation: −$6,038
• Taxable loss: −$3,059
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $1,138/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 · 2 photos

Excellent 95/100 None rehab

This newly constructed home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can further 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 Smart home integration — Improves convenience and adds modern appeal ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Duson Elementary School F LA #284/646 Nat'l #23,081/41,679 Middle Scott Middle School F LA #143/218 Nat'l #10,795/14,009 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

• Census place: Duson, LA
• 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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $390

Exterior

• Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)
• Utilities: Public/Community sewerElectric service by Entergy
• Home design: Single family residenceUnder constructionResidential zoning
• Construction: Brick veneer and vinyl siding over frame constructionComposition roof
• Exterior features: Outdoor lightingOpen patio/porch

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric stove/ovenGranite counters
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric/Heat pump)Central air conditioning
• Interior features: High ceilingsWalk-in closetsDining roomKitchenLiving roomGranite counters
• Laundry & utility: Washer hookup

Price history

2 events — show timeline

• 2026-05-29 Pending — AcadianaMLS
• 2026-05-05 Listed $197,841 AcadianaMLS