204 2nd St · Duson, LA 70529

$129,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily · 110 Days on market

Built 2026 Good condition 4,791 sqft lot ↓ 17% 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new construction priced to sell!This newly constructed starter home is located in the heart of Duson just minutes away from Lafayette. This three bed, two full bathroom home is NOT in a flood zone.

Key facts

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

🏗️ New construction. The $129,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $183,894.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.5% 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: 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 ($117k) 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $183,894
• List price: $129,000
• Delta: -29.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 2nd St	0.00mi	3/2.0	1,092 (0%)	2mo	$136,740	$125	98
109 Ember Ridge Ln	0.29mi	3/2.0	1,104 (+1%)	9mo	$187,990	$170	77
204 Rushfield Ln	0.14mi	3/2.0	1,192 (+9%)	3mo	$196,854	$165	76
105 Ember Ridge Ln	0.28mi	3/2.0	1,104 (+1%)	12mo	$189,775	$172	75
823 2nd St	0.41mi	3/1.0	1,100 (+1%)	6mo	$98,600	$90	71
409 Second St	0.13mi	3/1.0	1,032 (-6%)	24mo	$35,000	$34	61
305 5th St	0.20mi	3/2.0	1,253 (+15%)	16mo	$143,000	$114	53
108 Ember Ridge Ln	0.32mi	3/2.0	1,192 (+9%)	22mo	$195,835	$164	51
122 B Robin Rd	0.72mi	3/2.0	1,119 (+2%)	14mo	$165,000	$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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-20,900
• Equity at exit: $27,419

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,665
• Equity at exit: $15,900

Cash invested: $51,490 (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: 14 active · 5 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $196,990 ($166/sqft)
• Median days on market: 776 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +1.2% 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: 6.0×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$964
• Tax est. 1.5%: −$230 /mo · $2,758/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $139

Break-even live

Break-even rent $1,609

Max offer price $183,894

Occupancy floor 87%

Sensitivity live

Price	-10% $266	-5% $203	+0% $139	+5% $76	+10% $12
Rent	-10% $-2	-5% $69	+0% $139	+5% $210	+10% $280
Rate	-1.0pp $232	-0.5pp $186	base $139	+0.5pp $92	+1.0pp $43

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: $45,973
• Closing costs: $5,517
• 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	0.14mi

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewerElectric service by Entergy
• Home design: Single family residenceNew constructionCity street frontage
• Construction: HardiPlank and frame constructionComposition roof
• Exterior features: Covered porchExterior lighting

Interior

• Kitchen: RefrigeratorElectric stove/oven
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Quartz countersDouble pane and storm windows
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $129,000 Active 110 DOM
2. 2026-09-22
   days on market $129,000 Active 109 DOM
3. 2026-09-21
   days on market $129,000 Active 108 DOM
4. 2026-09-20
   days on market $129,000 Active 107 DOM
5. 2026-09-19
   days on market $129,000 Active 106 DOM
6. 2026-09-18
   days on market $129,000 Active 105 DOM
7. 2026-09-17
   days on market $129,000 Active 104 DOM
8. 2026-09-16
   days on market $129,000 Active 103 DOM
9. 2026-09-15
   days on market $129,000 Active 102 DOM
10. 2026-09-14
    days on market $129,000 Active 101 DOM
11. 2026-09-13
    days on market $129,000 Active 100 DOM
12. 2026-09-12
    days on market $129,000 Active 99 DOM
13. 2026-09-11
    days on market $129,000 Active 98 DOM
14. 2026-09-05
    days on market $129,000 Active 92 DOM
15. 2026-09-04
    days on market $129,000 Active 91 DOM
16. 2026-09-03
    days on market $129,000 Active 90 DOM
17. 2026-08-31
    days on market $129,000 Active 87 DOM
18. 2026-08-30
    days on market $129,000 Active 86 DOM
19. 2026-08-29
    days on market $129,000 Active 85 DOM
20. 2026-08-28
    days on market $129,000 Active 84 DOM
21. 2026-08-27
    days on market $129,000 Active 83 DOM
22. 2026-08-26
    days on market $129,000 Active 82 DOM
23. 2026-08-25
    days on market $129,000 Active 81 DOM
24. 2026-08-24
    days on market $129,000 Active 80 DOM
25. 2026-08-23
    days on market $129,000 Active 79 DOM
26. 2026-08-22
    days on market $129,000 Active 78 DOM
27. 2026-08-21
    days on market $129,000 Active 77 DOM
28. 2026-08-20
    days on market $129,000 Active 76 DOM
29. 2026-08-19
    days on market $129,000 Active 75 DOM
30. 2026-08-18
    days on market $129,000 Active 74 DOM
31. 2026-08-17
    days on market $129,000 Active 73 DOM
32. 2026-08-16
    days on market $129,000 Active 72 DOM
33. 2026-08-15
    days on market $129,000 Active 71 DOM
34. 2026-08-14
    days on market $129,000 Active 70 DOM
35. 2026-08-13
    days on market $129,000 Active 69 DOM
36. 2026-08-12
    days on market $129,000 Active 68 DOM
37. 2026-08-11
    days on market $129,000 Active 67 DOM
38. 2026-08-10
    days on market $129,000 Active 66 DOM
39. 2026-08-09
    days on market $129,000 Active 65 DOM
40. 2026-08-08
    days on market $129,000 Active 64 DOM
41. 2026-08-07
    days on market $129,000 Active 63 DOM
42. 2026-08-06
    days on market $129,000 Active 62 DOM
43. 2026-08-05
    days on market $129,000 Active 61 DOM
44. 2026-08-04
    days on market $129,000 Active 60 DOM
45. 2026-08-03
    days on market $129,000 Active 59 DOM
46. 2026-07-31
    days on market $129,000 Active 56 DOM
47. 2026-07-30
    days on market $129,000 Active 55 DOM
48. 2026-07-29
    days on market $129,000 Active 54 DOM
49. 2026-07-27
    days on market $129,000 Active 52 DOM
50. 2026-07-23
    days on market $129,000 Active 48 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: $21,420
• − Mortgage interest: −$10,301
• − Property taxes: −$2,758
• − Insurance: −$919
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,350
• Taxable loss: −$1,336
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $1,992/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

Good 80/100 None rehab

This newly constructed home is in excellent condition with new finishes and systems, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior finish ↑
• Both Landscaping and adding curb appeal features — Improves the home's aesthetic and value ↑

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

Exterior

• Parking: Open parking
• Utilities: Public sewerElectric service by Entergy
• Home design: Single family residenceNew constructionCity street frontage
• Construction: HardiPlank and frame constructionComposition roof
• Exterior features: Covered porchExterior lighting

Interior

• Kitchen: RefrigeratorElectric stove/oven
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Quartz countersDouble pane and storm windows
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-17.3% since first listed

3 events — show timeline

• 2026-07-02 Price Changed $129,000 AcadianaMLS
• 2026-06-17 Price Changed $149,000 AcadianaMLS
• 2026-06-05 Listed $156,000 AcadianaMLS