Bella Plan · Duson, LA 70529

$210,500

3 bd · 2.0 ba · 1,370 sqft · SingleFamily · 106 Days on market

Excellent condition 1-car garage

---

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 +8.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bella! A new home in Cane Place in Duson, Louisiana. The Bella is a thoughtfully designed single-story home that blends comfort, efficiency, and everyday functionality. This 3 bed, 2 bath layout offers a smart use of space while maintaining an open and inviting feel. Upon entry from the front porch, you're welcomed into a central space that flows seamlessly from the living area into the dining area and kitchen. The kitchen is well-appointed with ample counter space, a pantry for extra storage, stainless steel appliances, and convenient access to the dining room.

Key facts

• Ample counter space
• Walk-in closet
• Ensuite bath

Tags

• SMART HOME TECHNOLOGY
• AMPLE COUNTER SPACE
• COVERED PATIO
• WALK-IN CLOSET
• ENSUITE BATH
• DEDICATED UTILITY ROOM

🏗️ New construction. The $210,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,253.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.2% below list).
• Recommended offer: $178k (15.2% 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.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mire Elementary School (math 44% / reading 52%, grade D, #144 of 646 statewide, top 22%, 666 students, 55% FRL); Rayne High School (math 30% / reading 47%, grade F, #88 of 265 statewide, top 33%, 640 students, 63% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 279 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,500 (15.2% 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 106 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $231,253
• List price: $210,500
• Delta: -8.97%
• 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
500 4th St	0.36mi	3/2.0	1,296 (-5%)	6mo	$60,000	$46	69
307 Meadow Ridge Ln	0.57mi	3/2.0	1,321 (-4%)	5mo	$199,035	$151	63
205 Meadow Ridge Ln	0.61mi	3/2.0	1,321 (-4%)	4mo	$199,880	$151	62
202 Rushfield Ln	0.45mi	3/2.0	1,490 (+9%)	3mo	$219,204	$147	62
119 Rosebrook Ln	0.65mi	3/2.0	1,422 (+4%)	7mo	$209,339	$147	58
118 Ember Ridge Ln	0.71mi	3/2.0	1,422 (+4%)	5mo	$208,187	$146	56
315 Meadow Ridge Ln	0.59mi	3/2.0	1,498 (+9%)	2mo	$217,845	$145	55
204 Rushfield Ln	0.45mi	3/2.0	1,192 (-13%)	3mo	$196,854	$165	55
409 Meadow Ridge Ln	0.57mi	3/2.0	1,498 (+9%)	5mo	$221,370	$148	54
102 Rosebrook Ln	0.66mi	4/2.0 (+1)	1,465 (+7%)	1mo	$214,990	$147	52
138 Ember Ridge Ln	0.71mi	3/2.0	1,498 (+9%)	2mo	$219,510	$147	49
140 Ember Ridge Ln	0.71mi	3/2.0	1,498 (+9%)	3mo	$222,795	$149	49

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-49,419
• Equity at exit: $34,481

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-58,341
• Equity at exit: $19,995

Cash invested: $64,751 (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: 43 active · 23 under contract
• Months of supply: 13.6 mo (7%/mo absorbed)
• Median asking: $215,500 ($146/sqft)
• Median days on market: 227 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +15.4% above 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: 9.8×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,213
• Tax est. 1.5%: −$289 /mo · $3,469/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-188

Break-even live

Break-even rent $2,023

Max offer price $204,051

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-108	+0% $-188	+5% $-268	+10% $-348
Rent	-10% $-329	-5% $-258	+0% $-188	+5% $-117	+10% $-47
Rate	-1.0pp $-72	-0.5pp $-129	base $-188	+0.5pp $-248	+1.0pp $-309

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: $57,813
• Closing costs: $6,938
• 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	0.44mi

Property features AI

Finance

• Financial info: List price $210,500

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family planInventory type: Plan
• Exterior features: Living area approximately 1,370 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Bella (new construction plan)

Listing history 50 events

1. 2026-09-23
   days on market $210,500 Active 106 DOM
2. 2026-09-21
   days on market $210,500 Active 104 DOM
3. 2026-09-20
   days on market $210,500 Active 103 DOM
4. 2026-09-19
   days on market $210,500 Active 102 DOM
5. 2026-09-19
   days on market $210,500 Active 101 DOM
6. 2026-09-17
   days on market $210,500 Active 100 DOM
7. 2026-09-17
   days on market $210,500 Active 99 DOM
8. 2026-09-16
   days on market $210,500 Active 98 DOM
9. 2026-09-14
   days on market $210,500 Active 97 DOM
10. 2026-09-13
    days on market $210,500 Active 96 DOM
11. 2026-09-12
    days on market $210,500 Active 95 DOM
12. 2026-09-11
    days on market $210,500 Active 94 DOM
13. 2026-09-05
    days on market $210,500 Active 88 DOM
14. 2026-09-04
    days on market $210,500 Active 87 DOM
15. 2026-09-03
    days on market $210,500 Active 86 DOM
16. 2026-09-02
    days on market $210,500 Active 85 DOM
17. 2026-08-30
    days on market $210,500 Active 82 DOM
18. 2026-08-29
    days on market $210,500 Active 81 DOM
19. 2026-08-28
    days on market $210,500 Active 80 DOM
20. 2026-08-27
    days on market $210,500 Active 79 DOM
21. 2026-08-25
    days on market $210,500 Active 77 DOM
22. 2026-08-24
    days on market $210,500 Active 76 DOM
23. 2026-08-23
    days on market $210,500 Active 75 DOM
24. 2026-08-22
    days on market $210,500 Active 74 DOM
25. 2026-08-21
    days on market $210,500 Active 73 DOM
26. 2026-08-20
    days on market $210,500 Active 72 DOM
27. 2026-08-19
    days on market $210,500 Active 71 DOM
28. 2026-08-18
    days on market $210,500 Active 70 DOM
29. 2026-08-17
    days on market $210,500 Active 69 DOM
30. 2026-08-16
    days on market $210,500 Active 68 DOM
31. 2026-08-15
    days on market $210,500 Active 67 DOM
32. 2026-08-14
    days on market $210,500 Active 66 DOM
33. 2026-08-13
    days on market $210,500 Active 65 DOM
34. 2026-08-12
    days on market $210,500 Active 64 DOM
35. 2026-08-11
    days on market $210,500 Active 63 DOM
36. 2026-08-10
    days on market $210,500 Active 62 DOM
37. 2026-08-09
    days on market $210,500 Active 61 DOM
38. 2026-08-07
    days on market $210,500 Active 59 DOM
39. 2026-08-06
    days on market $210,500 Active 58 DOM
40. 2026-08-05
    days on market $210,500 Active 57 DOM
41. 2026-08-04
    days on market $210,500 Active 56 DOM
42. 2026-08-03
    days on market $210,500 Active 55 DOM
43. 2026-07-31
    days on market $210,500 Active 52 DOM
44. 2026-07-29
    days on market $210,500 Active 50 DOM
45. 2026-07-27
    days on market $210,500 Active 48 DOM
46. 2026-07-25
    days on market $210,500 Active 46 DOM
47. 2026-07-24
    days on market $210,500 Active 45 DOM
48. 2026-07-23
    days on market $210,500 Active 44 DOM
49. 2026-07-22
    days on market $210,500 Active 43 DOM
50. 2026-07-21
    days on market $210,500 Active 42 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: −$12,954
• − Property taxes: −$3,469
• − Insurance: −$1,156
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,727
• Taxable loss: −$6,313
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $-741/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 · 4 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor to enhance its curb appeal and interior aesthetics with minor updates, which would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Mire Elementary School D LA #144/646 Nat'l #14,249/41,679 High Rayne High School F LA #88/265 Nat'l #8,796/17,239

Schools (NCES district)

• District: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 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 · 63,846 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

---

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

---

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 · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

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

Property features AI

Finance

• Financial info: List price $210,500

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family planInventory type: Plan
• Exterior features: Living area approximately 1,370 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Bella (new construction plan)