265 Cane Run Ct · Duson, LA 70529

$223,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 110 Days on market

Built 2023 Good condition 6,900 sqft lot Garage $138/sqft · 7% below area Est $241k · 7% under $46/mo HOA · 3% of rent ↓ 5% 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 +12.9/30.0
• ARV discount +10.8/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Cane Place, an Acadiana area new construction home community. These energy efficient homes come with upgraded features that include a smart home system, gorgeous granite countertops throughout, stainless steel appliances, and an industry standard home warranty. Conveniently visit Cane Place any day of the week the model home is open during all business hours.

Key facts

• New lighting
• Granite countertops
• Smart home system

Tags

• SMART HOME SYSTEM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (20.0% below list).
• Recommended offer: $178k (20.0% 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.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mire Elementary School (math 44% / reading 52%, grade D, #144 of 646 statewide, top 22%, 666 students, 55% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 279 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $178,500 (20.0% 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 110 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $240,893
• List price: $223,000
• Delta: -7.43%
• 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
138 Ivywood Ct	0.21mi	3/2.0	1,613 (-0%)	10mo	$228,500	$142	81
161 Ivywood Ct	0.20mi	4/2.0 (+1)	1,706 (+6%)	1mo	$236,500	$139	76
145 Ivywood Ct	0.20mi	4/2.0 (+1)	1,706 (+6%)	4mo	$230,500	$135	72
109 Hartwood Ct	0.03mi	4/2.0 (+1)	1,784 (+10%)	5mo	$187,000	$105	72
141 Ivywood Ct	0.21mi	3/2.0	1,447 (-10%)	8mo	$220,500	$152	66
165 Ivywood Ct	0.20mi	4/2.0 (+1)	1,834 (+14%)	1mo	$243,500	$133	62
126 Ivywood Ct	0.34mi	4/2.0 (+1)	1,706 (+6%)	11mo	$231,000	$135	60
154 Cane Run Ct	0.21mi	4/2.0 (+1)	1,836 (+14%)	5mo	$189,900	$103	58
303 Ravensdale Ln	0.74mi	3/2.0	1,578 (-2%)	5mo	$223,102	$141	58
146 Ivywood Ct	0.21mi	4/2.0 (+1)	1,836 (+14%)	7mo	$242,500	$132	57
130 Ivywood Ct	0.35mi	4/2.0 (+1)	1,836 (+14%)	4mo	$234,500	$128	53
202 Rushfield Ln	0.74mi	3/2.0	1,490 (-8%)	3mo	$219,204	$147	50

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-37,304
• Equity at exit: $33,250

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-34,107
• Equity at exit: $19,281

Cash invested: $62,440 (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: 38 active · 26 under contract
• Months of supply: 9.5 mo (11%/mo absorbed)
• Median asking: $217,745 ($144/sqft)
• Median days on market: 500 d
• This list price: 74% of active listings are priced below it
• ARV vs active asking: +3.4% 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: 10.4×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$93
• HOA: −$46
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-18

Break-even live

Break-even rent $1,807

Max offer price $219,877

Occupancy floor 96%

Sensitivity live

Price	-10% $109	-5% $45	+0% $-18	+5% $-81	+10% $-144
Rent	-10% $-159	-5% $-88	+0% $-18	+5% $53	+10% $123
Rate	-1.0pp $95	-0.5pp $39	base $-18	+0.5pp $-75	+1.0pp $-134

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: $55,750
• Closing costs: $6,690
• 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	3.0	2.0	1200	$1,785	$1.49	0d	1	0.71mi

Property features AI

Finance

• Other: Directions: When heading west on I-10 from Lafayette to Duson take exit 95 then turn left onto Austria Rd toward Duson. Continue down Austria Rd 0.6 miles then turn left on Toby Mouton Road. The destination will be a half mile down on your left.
• HOA & community: Homeowners association with an annual fee of $550Association fee covers grounds maintenance

Exterior

• Parking: 2 covered parking spacesGarage (2 spaces)
• Utilities: Gas service: AtmosElectric: SLEMCOPublic sewer
• Home design: Single-family residence
• Construction: Brick veneer/brick exteriorComposition roof
• Exterior features: Covered porchNo fencingCity street frontage

Interior

• Kitchen: DishwasherMicrowave
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen islandWalk-in pantryGranite countertops

Listing history 37 events

1. 2026-07-08
   days on market $223,000 Active 110 DOM
2. 2026-07-06
   days on market $223,000 Active 109 DOM
3. 2026-07-05
   days on market $223,000 Active 108 DOM
4. 2026-07-04
   days on market $223,000 Active 107 DOM
5. 2026-07-03
   days on market $223,000 Active 106 DOM
6. 2026-07-02
   days on market $223,000 Active 105 DOM
7. 2026-07-01
   days on market $223,000 Active 104 DOM
8. 2026-06-30
   days on market $223,000 Active 103 DOM
9. 2026-06-29
   days on market $223,000 Active 102 DOM
10. 2026-06-28
    days on market $223,000 Active 101 DOM
11. 2026-06-27
    days on market $223,000 Active 100 DOM
12. 2026-06-26
    days on market $223,000 Active 98 DOM
13. 2026-06-22
    days on market $223,000 Active 95 DOM
14. 2026-06-21
    days on market $223,000 Active 94 DOM
15. 2026-06-21
    days on market $223,000 Active 93 DOM
16. 2026-06-18
    days on market $223,000 Active 91 DOM
17. 2026-06-17
    days on market $223,000 Active 90 DOM
18. 2026-06-16
    days on market $223,000 Active 89 DOM
19. 2026-06-15
    days on market $223,000 Active 88 DOM
20. 2026-06-13
    days on market $223,000 Active 86 DOM
21. 2026-06-12
    days on market $223,000 Active 85 DOM
22. 2026-06-09
    days on market $223,000 Active 82 DOM
23. 2026-06-08
    days on market $223,000 Active 81 DOM
24. 2026-06-07
    days on market $223,000 Active 80 DOM
25. 2026-06-07
    days on market $223,000 Active 79 DOM
26. 2026-06-04
    days on market $223,000 Active 76 DOM
27. 2026-06-02
    days on market $223,000 Active 75 DOM
28. 2026-06-01
    days on market $223,000 Active 74 DOM
29. 2026-05-31
    days on market $223,000 Active 73 DOM
30. 2026-05-31
    days on market $223,000 Active 72 DOM
31. 2026-03-19
    listed $223,000 Active
32. 2025-02-24
    price $224,000
33. 2024-10-05
    listed $227,000 Active
34. 2023-06-16
    soldstatus $219,000 Sold 372-char remark

    Show marketing remark (372 chars)

    Welcome to Cane Place, an Acadiana area new construction home community. These energy efficient homes come with upgraded features that include a smart home system, gorgeous granite countertops throughout, stainless steel appliances, and an industry standard home warranty. Conveniently visit Cane Place any day of the week the model home is open during all business hours.

35. 2023-05-09
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Welcome to Cane Place, an Acadiana area new construction home community. These energy efficient homes come with upgraded features that include a smart home system, gorgeous granite countertops throughout, stainless steel appliances, and an industry standard home warranty. Conveniently visit Cane Place any day of the week the model home is open during all business hours.

36. 2023-04-03
    price $219,000 372-char remark

    Show marketing remark (372 chars)

    Welcome to Cane Place, an Acadiana area new construction home community. These energy efficient homes come with upgraded features that include a smart home system, gorgeous granite countertops throughout, stainless steel appliances, and an industry standard home warranty. Conveniently visit Cane Place any day of the week the model home is open during all business hours.

37. 2023-01-11
    listed $234,000 Active 372-char remark

    Show marketing remark (372 chars)

    Welcome to Cane Place, an Acadiana area new construction home community. These energy efficient homes come with upgraded features that include a smart home system, gorgeous granite countertops throughout, stainless steel appliances, and an industry standard home warranty. Conveniently visit Cane Place any day of the week the model home is open during all business hours.

ⓘ 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: $1,434 · $119/mo
• Projected year-2 tax: $1,434 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,420
• − Mortgage interest: −$12,491
• − Property taxes: −$1,434
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$552
• − Depreciation: −$6,487
• Taxable loss: −$4,087
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $769/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,080–$24,240 screening

This single-family home in Cane Place is in good condition with recent upgrades and a move-in-ready appearance. It offers a good balance of curb appeal and interior updates, making it a solid investment.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace carpet in bedrooms — Freshens up the interior and improves comfort. ↑
• Both Install smart home system — Enhances energy efficiency and adds modern amenities. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Mire Elementary School D LA #144/646 Nat'l #14,249/41,679 High Rayne High School F LA #88/265 Nat'l #8,796/17,239

Schools (NCES district)

• District: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 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 · 63,846 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 (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

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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 · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

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

• Other: Directions: When heading west on I-10 from Lafayette to Duson take exit 95 then turn left onto Austria Rd toward Duson. Continue down Austria Rd 0.6 miles then turn left on Toby Mouton Road. The destination will be a half mile down on your left.
• HOA & community: Homeowners association with an annual fee of $550Association fee covers grounds maintenance

Exterior

• Parking: 2 covered parking spacesGarage (2 spaces)
• Utilities: Gas service: AtmosElectric: SLEMCOPublic sewer
• Home design: Single-family residence
• Construction: Brick veneer/brick exteriorComposition roof
• Exterior features: Covered porchNo fencingCity street frontage

Interior

• Kitchen: DishwasherMicrowave
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen islandWalk-in pantryGranite countertops

Price history

-4.7% since first listed

7 events — show timeline

• 2026-03-19 Listed $223,000 AcadianaMLS
• 2025-02-24 Price Changed $224,000 AcadianaMLS
• 2024-10-05 Listed $227,000 AcadianaMLS
• 2023-06-16 Sold (MLS) $219,000 AcadianaMLS
• 2023-05-09 Pending — AcadianaMLS
• 2023-04-03 Price Changed $219,000 AcadianaMLS
• 2023-01-11 Listed $234,000 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $1,434 · +1.0% YoY. Source: county tax records.