Bella Plan · Duson, LA 70529

$210,500

3 bd · 2.0 ba · 1,370 sqft · SingleFamily · 12 Days on market

Excellent 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Condition / age +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 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. The covered patio sits just off the living room, extending your living space outdoors and providing a perfect spot

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

Property features AI

Finance

• Financial info: List price $210,500

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family plan; Inventory 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)

🏗️ New construction. The $210,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $201,390.

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 $109 ($1k/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 (9.7% below list).
• Recommended offer: $190k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.4% in Duson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 197 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).

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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $190,000 (9.7% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $201,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Ivywood Ct	0.21mi	3/2.0	1,447 (+6%)	4mo	$220,500	$152	77
500 4th St	0.36mi	3/2.0	1,296 (-5%)	3mo	$60,000	$46	72
307 Meadow Ridge Ln	0.57mi	3/2.0	1,321 (-4%)	2mo	$199,035	$151	66
205 Meadow Ridge Ln	0.61mi	3/2.0	1,321 (-4%)	1mo	$199,880	$151	65
119 Rosebrook Ln	0.65mi	3/2.0	1,422 (+4%)	4mo	$209,339	$147	60
118 Ember Ridge Ln	0.71mi	3/2.0	1,422 (+4%)	2mo	$208,187	$146	59
118 Rosebrook Ln	0.68mi	3/2.0	1,321 (-4%)	6mo	$201,080	$152	57
305 Meadow Ridge Ln	0.57mi	3/2.0	1,482 (+8%)	4mo	$217,946	$147	57
111 Ember Ridge Ln	0.69mi	3/2.0	1,422 (+4%)	6mo	$208,040	$146	56
409 Meadow Ridge Ln	0.57mi	3/2.0	1,498 (+9%)	2mo	$221,370	$148	56
401 Meadow Ridge Ln	0.57mi	3/2.0	1,498 (+9%)	5mo	$220,746	$147	54
113 Ember Ridge Ln	0.69mi	3/2.0	1,498 (+9%)	6mo	$217,910	$145	48

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-25,648
• Equity at exit: $30,028

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-13,258
• Equity at exit: $17,413

Cash invested: $56,389 (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: 197
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,056
• Tax est. 1.5%: −$252 /mo · $3,021/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $109

Break-even live

Break-even rent $1,762

Max offer price $201,390

Occupancy floor 89%

Sensitivity live

Price	-10% $248	-5% $179	+0% $109	+5% $40	+10% $-30
Rent	-10% $-41	-5% $34	+0% $109	+5% $184	+10% $259
Rate	-1.0pp $211	-0.5pp $160	base $109	+0.5pp $57	+1.0pp $4

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: $50,348
• Closing costs: $6,042
• 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	15d	1	0.44mi

Listing history 10 events

1. 2026-06-21
   days on market $210,500 Active 12 DOM
2. 2026-06-21
   days on market $210,500 Active 11 DOM
3. 2026-06-18
   days on market $210,500 Active 9 DOM
4. 2026-06-17
   days on market $210,500 Active 8 DOM
5. 2026-06-16
   days on market $210,500 Active 7 DOM
6. 2026-06-15
   days on market $210,500 Active 6 DOM
7. 2026-06-13
   days on market $210,500 Active 4 DOM
8. 2026-06-12
   days on market $210,500 Active 3 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $210,500 Active 1 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: $22,800
• − Mortgage interest: −$11,281
• − Property taxes: −$3,021
• − Insurance: −$1,007
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,859
• Taxable loss: −$2,015
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,795/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 (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