Biltmore II G Plan · Duson, LA 70529

$214,990

4 bd · 2.0 ba · 1,465 sqft · SingleFamily · 682 Days on market

Fair condition

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Biltmore II G Floor Plan by DSLD Homes is a beautifully designed new construction home offering 4 bedrooms, 2 bathrooms, and 1,465 square feet of well-utilized space. Perfect for first-time buyers or growing families, this energy-efficient layout delivers exceptional value and comfort in a thoughtfully compact design. The exterior features a timeless combination of brick and siding, along with a covered rear porch and a two-car garage-providing both curb appeal and everyday functionality. Inside, the open-concept layout is centered around a bright kitchen enhanced by recessed can lighting, creating a welcoming space for cooking, dining, and entertaining. The primary suite is a private retreat, featuring a relaxing garden tub, separate walk-in shower, and a spacious walk-in closet for added storage and convenience. Built with quality materials and attention to detail, the Biltmore II G is part of DSLD Homes' commitment to affordable, energy-efficient living in beautiful, family-friendly communities.

Key facts

• Brick exterior
• Siding exterior
• 2 garage spots

Tags

• BRICK EXTERIOR
• SIDING EXTERIOR
• RECESSED CAN LIGHTING
• SEPARATE MASTER SHOWER

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $212,875.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 (11.6% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: 196 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 $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 682 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 682 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $212,875
• List price: $214,990
• Delta: 0.99%
• 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
305 Meadow Ridge Ln	0.11mi	3/2.0 (-1)	1,482 (+1%)	4mo	$217,946	$147	85
409 Meadow Ridge Ln	0.14mi	3/2.0 (-1)	1,498 (+2%)	2mo	$221,370	$148	83
118 Ember Ridge Ln	0.15mi	3/2.0 (-1)	1,422 (-3%)	2mo	$208,187	$146	81
401 Meadow Ridge Ln	0.14mi	3/2.0 (-1)	1,498 (+2%)	4mo	$220,746	$147	81
113 Ember Ridge Ln	0.16mi	3/2.0 (-1)	1,498 (+2%)	5mo	$217,910	$145	79
111 Ember Ridge Ln	0.14mi	3/2.0 (-1)	1,422 (-3%)	6mo	$208,040	$146	78
119 Rosebrook Ln	0.21mi	3/2.0 (-1)	1,422 (-3%)	4mo	$209,339	$147	78
205 Meadow Ridge Ln	0.03mi	3/2.0 (-1)	1,321 (-10%)	1mo	$199,880	$151	76
106 Rosebrook Ln	0.10mi	3/2.0 (-1)	1,578 (+8%)	5mo	$221,610	$140	73
303 Ravensdale Ln	0.20mi	3/2.0 (-1)	1,578 (+8%)	2mo	$223,102	$141	71
307 Meadow Ridge Ln	0.13mi	3/2.0 (-1)	1,321 (-10%)	2mo	$199,035	$151	71
500 4th St	0.42mi	3/2.0 (-1)	1,296 (-12%)	3mo	$60,000	$46	54

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-32,564
• Equity at exit: $31,740

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-25,790
• Equity at exit: $18,406

Cash invested: $59,605 (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: 196
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,116
• Tax est. 1.5%: −$266 /mo · $3,193/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $30

Break-even live

Break-even rent $1,862

Max offer price $212,875

Occupancy floor 93%

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: $53,219
• Closing costs: $6,386
• 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	13d	1	0.21mi

Listing history 17 events

1. 2026-06-18
   days on market $214,990 Active 682 DOM
2. 2026-06-17
   days on market $214,990 Active 681 DOM
3. 2026-06-16
   days on market $214,990 Active 680 DOM
4. 2026-06-15
   days on market $214,990 Active 679 DOM
5. 2026-06-14
   days on market $214,990 Active 677 DOM
6. 2026-06-13
   days on market $214,990 Active 676 DOM
7. 2026-06-10
   days on market $214,990 Active 674 DOM
8. 2026-06-09
   days on market $214,990 Active 673 DOM
9. 2026-06-08
   days on market $214,990 Active 672 DOM
10. 2026-06-07
    days on market $214,990 Active 671 DOM
11. 2026-06-05
    days on market $214,990 Active 668 DOM
12. 2026-06-03
    days on market $214,990 Active 667 DOM
13. 2026-06-02
    days on market $214,990 Active 666 DOM
14. 2026-06-01
    days on market $214,990 Active 665 DOM
15. 2026-05-31
    days on market $214,990 Active 664 DOM
16. 2026-05-30
    days on market $214,990 Active 663 DOM
17. 2024-08-05
    listed $214,990 Active 1017-char remark

    Show marketing remark (1017 chars)

    The Biltmore II G Floor Plan by DSLD Homes is a beautifully designed new construction home offering 4 bedrooms, 2 bathrooms, and 1,465 square feet of well-utilized space. Perfect for first-time buyers or growing families, this energy-efficient layout delivers exceptional value and comfort in a thoughtfully compact design. The exterior features a timeless combination of brick and siding, along with a covered rear porch and a two-car garage-providing both curb appeal and everyday functionality. Inside, the open-concept layout is centered around a bright kitchen enhanced by recessed can lighting, creating a welcoming space for cooking, dining, and entertaining. The primary suite is a private retreat, featuring a relaxing garden tub, separate walk-in shower, and a spacious walk-in closet for added storage and convenience. Built with quality materials and attention to detail, the Biltmore II G is part of DSLD Homes' commitment to affordable, energy-efficient living in beautiful, family-friendly communities.

ⓘ 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: −$11,924
• − Property taxes: −$3,193
• − Insurance: −$1,064
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,193
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $1,132/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 · 3 photos

Fair 45/100 Moderate rehab

This home requires extensive renovations to improve its condition and increase its value. Significant repairs and updates are needed to the exterior, roof, flooring, interior walls, and systems.

Repairs flagged

• Major exterior siding — Significant damage and peeling paint are visible in the independent image.
• Major roof — The listing photo shows visible wear, and the independent image suggests it may need replacement.
• Major flooring — The independent image suggests the flooring may need replacement.
• Major interior walls — The independent image suggests the walls may need repainting.
• Major systems — The independent image suggests the systems may need updating.

Value-add opportunities

• Resale exterior renovation — A fresh exterior will attract more buyers and increase the home's curb appeal.
• Resale interior renovation — Updating the interior will make the home more appealing to potential buyers.
• Resale roof replacement — A new roof will significantly increase the home's value and appeal to buyers.
• Resale flooring replacement — New flooring will enhance the home's appearance and increase its market value.
• Resale painting and updating systems — Fresh paint and updated systems will make the home more attractive to buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and peeling paint are visible in the independent image.	Major	$15,000–50,000
roof · The listing photo shows visible wear, and the independent image suggests it may need replacement.	Major	$15,000–50,000
flooring · The independent image suggests the flooring may need replacement.	Major	$15,000–50,000
interior walls · The independent image suggests the walls may need repainting.	Major	$15,000–50,000
systems · The independent image suggests the systems may need updating.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale exterior renovation — A fresh exterior will attract more buyers and increase the home's curb appeal. ↑
• Resale interior renovation — Updating the interior will make the home more appealing to potential buyers. ↑
• Resale roof replacement — A new roof will significantly increase the home's value and appeal to buyers. ↑
• Resale flooring replacement — New flooring will enhance the home's appearance and increase its market value. ↑
• Resale painting and updating systems — Fresh paint and updated systems will make the home more attractive to buyers. ↑

ⓘ 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

• 2024-08-05 Listed $214,990 Zillow