204 2nd St · Duson, LA 70529

$149,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily · 13 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

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

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: Covered porch; Exterior lighting

Interior

• Kitchen: Refrigerator; Electric stove/oven
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Quartz counters; Double pane and 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).
• 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: 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $149,000

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: 196
• 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 12 events

1. 2026-06-18
   days on market $149,000 Active 13 DOM
2. 2026-06-18
   price $149,000 Active 12 DOM
3. 2026-06-17
   days on market $156,000 Active 12 DOM
4. 2026-06-16
   days on market $156,000 Active 11 DOM
5. 2026-06-15
   days on market $156,000 Active 10 DOM
6. 2026-06-14
   days on market $156,000 Active 8 DOM
7. 2026-06-13
   days on market $156,000 Active 7 DOM
8. 2026-06-10
   days on market $156,000 Active 5 DOM
9. 2026-06-09
   days on market $156,000 Active 4 DOM
10. 2026-06-08
    days on market $156,000 Active 3 DOM
11. 2026-06-07
    remarks 203-char remark
12. 2026-06-07
    listed $156,000 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 · 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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 $156,000 AcadianaMLS