206 2nd St · Duson, LA 70529

$149,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily · 16 Days on market

Built 2026 Good condition 4,791 sqft lot

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A new construction starter home in the heart of Duson with 3 bedrooms and 2 full bathrooms.

Key facts

• 4,791 sq ft lot
• Parking
• Built 2026

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence; New construction; City street frontage
• Construction: HardiPlank and frame construction; Composition roof
• Exterior features: Exterior lighting; Covered patio/porch; No fencing

Interior

• Kitchen: Refrigerator; Electric stove
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Quartz counters; Double-pane windows; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $149,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $160,524.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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: 197 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 $5k 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 16 days — a 2% lower offer ($147k) 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $160,524
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Ember Ridge Ln	0.29mi	3/2.0	1,104 (+1%)	6mo	$187,990	$170	79
105 Ember Ridge Ln	0.28mi	3/2.0	1,104 (+1%)	9mo	$189,775	$172	77
823 2nd St	0.41mi	3/1.0	1,100 (+1%)	3mo	$98,600	$90	73
409 Second St	0.13mi	3/1.0	1,032 (-6%)	21mo	$35,000	$34	63
209 G St	0.31mi	3/2.0	1,119 (+2%)	23mo	$55,000	$49	62
317 Meadow Ridge Ln	0.20mi	3/2.0	1,192 (+9%)	23mo	$195,655	$164	56
305 5th St	0.20mi	3/2.0	1,253 (+15%)	13mo	$143,000	$114	55
108 Ember Ridge Ln	0.32mi	3/2.0	1,192 (+9%)	19mo	$195,835	$164	54
122 B Robin Rd	0.72mi	3/2.0	1,119 (+2%)	11mo	$165,000	$147	53

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,038
• Equity at exit: $23,935

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $31,333
• Equity at exit: $13,879

Cash invested: $44,947 (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: 197
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$842
• Tax est. 1.5%: −$201 /mo · $2,408/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $392

Break-even live

Break-even rent $1,404

Max offer price $160,524

Occupancy floor 74%

Sensitivity live

Price	-10% $503	-5% $447	+0% $392	+5% $336	+10% $281
Rent	-10% $242	-5% $317	+0% $392	+5% $467	+10% $542
Rate	-1.0pp $472	-0.5pp $432	base $392	+0.5pp $350	+1.0pp $308

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: $40,131
• Closing costs: $4,816
• 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	0.14mi

Listing history 13 events

1. 2026-06-21
   days on market $149,000 Active 16 DOM
2. 2026-06-18
   days on market $149,000 Active 13 DOM
3. 2026-06-18
   price $149,000 Active 12 DOM
4. 2026-06-17
   days on market $159,000 Active 12 DOM
5. 2026-06-16
   days on market $159,000 Active 11 DOM
6. 2026-06-15
   days on market $159,000 Active 10 DOM
7. 2026-06-14
   days on market $159,000 Active 8 DOM
8. 2026-06-13
   days on market $159,000 Active 7 DOM
9. 2026-06-10
   days on market $159,000 Active 5 DOM
10. 2026-06-09
    days on market $159,000 Active 4 DOM
11. 2026-06-08
    days on market $159,000 Active 3 DOM
12. 2026-06-07
    remarks 91-char remark
13. 2026-06-07
    listed $159,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: −$8,992
• − Property taxes: −$2,408
• − Insurance: −$803
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,670
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $4,153/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 · 9 photos

Good 80/100 Cosmetic rehab

This new construction starter home in Duson is in good condition with good systems and features. It has potential for further updates to increase its value.

Value-add opportunities

• Both Paint interior walls — Neutral paint can be updated to match buyer's preference
• Both Install hardwood flooring — Hardwood flooring can increase both resale and rental value
• Both Add landscaping — Landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Neutral paint can be updated to match buyer's preference ↑
• Both Install hardwood flooring — Hardwood flooring can increase both resale and rental value ↑
• Both Add landscaping — Landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-05 Listed $159,000 AcadianaMLS