313 Meadow Ridge Ln · Duson, LA 70529

$200,232

3 bd · 2.0 ba · 1,321 sqft · SingleFamily · 110 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 +11.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The Creswell IV G offers an open-concept design featuring 3 bedrooms and 2 full bathrooms. This beautiful new home includes upgraded cabinetry and luxury vinyl plank flooring in the primary bedroom. Special features include granite countertops throughout, a breakfast bar, pantry, undermount single-bowl kitchen sink, luxury vinyl plank flooring in the living room and all wet areas, and a spacious walk-in closet in the primary suite. Additional amenities include a Smart Connect Wi-Fi thermostat, structured wiring panel box, covered rear patio, post-tension slab, fully sodded yard with a seasonal landscaping package, Low-E tilt-in windows, radiant barrier roof decking, and much more! Enjoy modern design, energy-efficient features, and quality craftsmanship throughout this exceptional new home.

Key facts

• Open-concept design
• Granite countertops
• Breakfast bar

Tags

• OPEN-CONCEPT DESIGN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• SPACIOUS WALK-IN CLOSET
• SMART CONNECT WI-FI THERMOSTAT
• STRUCTURED WIRING PANEL BOX

🏗️ New construction. The $200,232 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $207,769.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-59 ($-704/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (10.9% below list).
• Recommended offer: $178k (10.9% 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: 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: 279 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 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 $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 110 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 (10.9% 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 11% 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: 0.86% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $207,769
• List price: $200,232
• Delta: -3.63%
• 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
307 Meadow Ridge Ln	0.05mi	3/2.0	1,321 (0%)	5mo	$199,035	$151	93
205 Meadow Ridge Ln	0.16mi	3/2.0	1,321 (0%)	4mo	$199,880	$151	89
500 4th St	0.29mi	3/2.0	1,296 (-2%)	6mo	$60,000	$46	79
118 Ember Ridge Ln	0.13mi	3/2.0	1,422 (+8%)	5mo	$208,187	$146	77
315 Meadow Ridge Ln	0.02mi	3/2.0	1,498 (+13%)	2mo	$217,845	$145	75
409 Meadow Ridge Ln	0.04mi	3/2.0	1,498 (+13%)	5mo	$221,370	$148	72
102 Rosebrook Ln	0.12mi	4/2.0 (+1)	1,465 (+11%)	1mo	$214,990	$147	70
204 Rushfield Ln	0.24mi	3/2.0	1,192 (-10%)	3mo	$196,854	$165	70
138 Ember Ridge Ln	0.13mi	3/2.0	1,498 (+13%)	2mo	$219,510	$147	70
140 Ember Ridge Ln	0.13mi	3/2.0	1,498 (+13%)	3mo	$222,795	$149	69
202 Rushfield Ln	0.24mi	3/2.0	1,490 (+13%)	3mo	$219,204	$147	65
930 Hanks Rd	0.52mi	3/2.0	1,410 (+7%)	1mo	$238,000	$169	63

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-37,359
• Equity at exit: $30,979

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-37,153
• Equity at exit: $17,964

Cash invested: $58,175 (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: 41 active · 22 under contract
• Months of supply: 13.7 mo (7%/mo absorbed)
• Median asking: $214,990 ($146/sqft)
• Median days on market: 227 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +7.5% 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: 9.3×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,090
• Tax est. 1.5%: −$260 /mo · $3,117/yr
• Insurance: −$87
• HOA: −$33
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-59

Break-even live

Break-even rent $1,859

Max offer price $199,276

Occupancy floor 98%

Sensitivity live

Price	-10% $85	-5% $13	+0% $-59	+5% $-130	+10% $-202
Rent	-10% $-200	-5% $-129	+0% $-59	+5% $12	+10% $82
Rate	-1.0pp $46	-0.5pp $-6	base $-59	+0.5pp $-113	+1.0pp $-167

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: $51,942
• Closing costs: $6,233
• 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	0.24mi

Property features AI

Finance

• Other: Directions: From I-10 take Exit 92, turn right onto Austria Road for 0.7 miles, left onto Cameron Street for 0.5 miles, right onto South A Street, then left into Rosemont Village
• HOA & community: Homeowners association with an annual fee of 390

Exterior

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

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric stove/conventional
• 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 closet(s)Dining roomLiving roomGranite counters
• Laundry & utility: Washer hookup

HOA detail $33/mo · $396/yr

• Likely covers: internetlandscaping

Listing history 50 events

1. 2026-09-24
   days on market $200,232 Active 110 DOM
2. 2026-09-22
   days on market $200,232 Active 109 DOM
3. 2026-09-21
   days on market $200,232 Active 108 DOM
4. 2026-09-20
   days on market $200,232 Active 107 DOM
5. 2026-09-19
   days on market $200,232 Active 106 DOM
6. 2026-09-18
   days on market $200,232 Active 105 DOM
7. 2026-09-17
   days on market $200,232 Active 104 DOM
8. 2026-09-16
   days on market $200,232 Active 103 DOM
9. 2026-09-15
   days on market $200,232 Active 102 DOM
10. 2026-09-14
    days on market $200,232 Active 101 DOM
11. 2026-09-13
    days on market $200,232 Active 100 DOM
12. 2026-09-12
    days on market $200,232 Active 99 DOM
13. 2026-09-11
    days on market $200,232 Active 98 DOM
14. 2026-09-05
    days on market $200,232 Active 92 DOM
15. 2026-09-04
    days on market $200,232 Active 91 DOM
16. 2026-09-03
    days on market $200,232 Active 90 DOM
17. 2026-08-31
    days on market $200,232 Active 87 DOM
18. 2026-08-30
    days on market $200,232 Active 86 DOM
19. 2026-08-29
    days on market $200,232 Active 85 DOM
20. 2026-08-28
    days on market $200,232 Active 84 DOM
21. 2026-08-27
    days on market $200,232 Active 83 DOM
22. 2026-08-26
    days on market $200,232 Active 82 DOM
23. 2026-08-25
    days on market $200,232 Active 81 DOM
24. 2026-08-24
    days on market $200,232 Active 80 DOM
25. 2026-08-23
    days on market $200,232 Active 79 DOM
26. 2026-08-22
    days on market $200,232 Active 78 DOM
27. 2026-08-21
    days on market $200,232 Active 77 DOM
28. 2026-08-20
    days on market $200,232 Active 76 DOM
29. 2026-08-19
    days on market $200,232 Active 75 DOM
30. 2026-08-18
    days on market $200,232 Active 74 DOM
31. 2026-08-17
    days on market $200,232 Active 73 DOM
32. 2026-08-16
    days on market $200,232 Active 72 DOM
33. 2026-08-15
    days on market $200,232 Active 71 DOM
34. 2026-08-14
    days on market $200,232 Active 70 DOM
35. 2026-08-13
    days on market $200,232 Active 69 DOM
36. 2026-08-12
    days on market $200,232 Active 68 DOM
37. 2026-08-11
    days on market $200,232 Active 67 DOM
38. 2026-08-10
    days on market $200,232 Active 66 DOM
39. 2026-08-09
    days on market $200,232 Active 65 DOM
40. 2026-08-08
    days on market $200,232 Active 64 DOM
41. 2026-08-07
    days on market $200,232 Active 63 DOM
42. 2026-08-06
    days on market $200,232 Active 62 DOM
43. 2026-08-05
    days on market $200,232 Active 61 DOM
44. 2026-08-04
    days on market $200,232 Active 60 DOM
45. 2026-08-03
    days on market $200,232 Active 59 DOM
46. 2026-07-31
    days on market $200,232 Active 56 DOM
47. 2026-07-30
    days on market $200,232 Active 55 DOM
48. 2026-07-29
    days on market $200,232 Active 54 DOM
49. 2026-07-27
    days on market $200,232 Active 52 DOM
50. 2026-07-23
    days on market $200,232 Active 48 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: $21,420
• − Mortgage interest: −$11,638
• − Property taxes: −$3,117
• − Insurance: −$1,039
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$396
• − Depreciation: −$6,044
• Taxable loss: −$4,241
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $313/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 · 10 photos

Excellent 95/100 None rehab

This newly constructed home in Rosemont Village is move-in ready with excellent condition and modern features.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and could attract more buyers ↑
• Both Smart home integration — Improves convenience and could be a selling point ↑

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

• Other: Directions: From I-10 take Exit 92, turn right onto Austria Road for 0.7 miles, left onto Cameron Street for 0.5 miles, right onto South A Street, then left into Rosemont Village
• HOA & community: Homeowners association with an annual fee of 390

Exterior

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

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric stove/conventional
• 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 closet(s)Dining roomLiving roomGranite counters
• Laundry & utility: Washer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $200,232 Zillow
• 2026-06-05 Listed $200,232 AcadianaMLS