107 Pastoral View Dr · Duson, LA 70578

$215,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 55 Days on market

Built 2016 6,098 sqft lot $124/sqft · 8% below area Est $233k · 8% under $42/mo HOA · 3% of rent

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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).

• ARV discount +10.9/15.0
• Cash flow +10.4/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming, single-owner 3-bedroom, 2-bath residence that has been exceptionally well maintained and thoughtfully designed for both comfort and functionality. From the moment you step inside, you're greeted by a welcoming foyer that sets the tone for the clean, inviting feel carried throughout the home. The open-concept floor plan creates a seamless flow between the living, dining, and kitchen areas, perfect for everyday living and entertaining alike. The kitchen features beautiful granite countertops, ample cabinet space, and a dedicated dining area that makes hosting family and friends effortless. The spacious primary suite offers a relaxing retreat, complete with an en suite bathroom featuring double vanities, a garden tub, and plenty of space to unwind after a long day. Step outside to enjoy a fully fenced backyard, ideal for privacy, pets, or outdoor gatherings. If you're looking for a home that combines charm, cleanliness, and a functional layout, this one checks all the boxes. Schedule your private showing TODAY!!!

Key facts

• Welcoming foyer
• Ample cabinet space
• Granite countertops

Tags

• WELCOMING FOYER
• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• AMPLE CABINET SPACE
• DEDICATED DINING AREA
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $502 (approximately $41.83/month)

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding and brick exterior; Slab foundation; Built as single-story (detached single family)
• Exterior features: Yard on a 60 x 100 lot; Located in the Country Lakes subdivision; Directions: Take Ridge Road west toward Duson, left on Richfield Drive, right on Golden Grain Road, right on Country Lakes Trail, right on Pastoral Vw Drive; home on the right

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (24.5% below list).
• Recommended offer: $162k (24.5% 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.
• 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: 95 active listings in the ZIP; 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 55 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,288 (24.5% 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 55 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (median comp): $232,761
• List price: $215,000
• Delta: -7.63%
• 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
206 Agrarian Ave	0.07mi	3/2.0	1,818 (+5%)	6mo	$217,900	$120	84
113 Cascade Rd	0.06mi	4/2.0 (+1)	1,722 (-1%)	9mo	$205,000	$119	84
306 Lakefront Dr	0.22mi	3/2.0	1,688 (-3%)	7mo	$212,500	$126	79
208 Golden Lake Dr	0.13mi	3/2.0	1,688 (-3%)	15mo	$215,000	$127	77
112 Merrydale Ln	0.08mi	4/2.0 (+1)	1,897 (+9%)	1mo	$219,999	$116	75
107 Golden Harvest Ln	0.37mi	3/2.0	1,688 (-3%)	8mo	$225,000	$133	72
301 Lakefront Dr	0.23mi	3/2.0	1,863 (+7%)	6mo	$235,000	$126	72
103 Picket Ln	0.33mi	4/2.0 (+1)	1,831 (+6%)	1mo	$190,000	$104	70
302 Lakefront Dr	0.21mi	3/2.0	1,863 (+7%)	11mo	$235,000	$126	69
605 Country Lakes Trl	0.06mi	4/2.0 (+1)	1,561 (-10%)	20mo	$210,000	$135	59
209 Golden Harvest Ln	0.38mi	3/2.0	1,863 (+7%)	15mo	$240,000	$129	57
115 Windy Field Dr	0.29mi	3/2.0	1,863 (+7%)	22mo	$245,000	$132	56

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-42,200
• Equity at exit: $32,057

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-46,308
• Equity at exit: $18,589

Cash invested: $60,200 (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 70578

• Active inventory: 95
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$90
• HOA: −$42
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-115

Break-even live

Break-even rent $1,769

Max offer price $194,668

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 55 DOM
2. 2026-06-17
   days on market $215,000 Active 54 DOM
3. 2026-06-16
   days on market $215,000 Active 53 DOM
4. 2026-06-15
   days on market $215,000 Active 52 DOM
5. 2026-06-14
   days on market $215,000 Active 50 DOM
6. 2026-06-13
   days on market $215,000 Active 49 DOM
7. 2026-06-10
   days on market $215,000 Active 47 DOM
8. 2026-06-09
   days on market $215,000 Active 46 DOM
9. 2026-06-08
   days on market $215,000 Active 45 DOM
10. 2026-06-07
    days on market $215,000 Active 44 DOM
11. 2026-06-05
    days on market $215,000 Active 41 DOM
12. 2026-06-03
    days on market $215,000 Active 40 DOM
13. 2026-06-02
    days on market $215,000 Active 39 DOM
14. 2026-06-01
    days on market $215,000 Active 38 DOM
15. 2026-05-31
    days on market $215,000 Active 37 DOM
16. 2026-05-30
    days on market $215,000 Active 36 DOM
17. 2026-04-24
    listed $215,000 Active 1068-char remark

    Show marketing remark (1056 chars)

    Welcome home to this charming, single-owner 3-bedroom, 2-bath residence that has been exceptionally well maintained and thoughtfully designed for both comfort and functionality. From the moment you step inside, you're greeted by a welcoming foyer that sets the tone for the clean, inviting feel carried throughout the home. The open-concept floor plan creates a seamless flow between the living, dining, and kitchen areas, perfect for everyday living and entertaining alike. The kitchen features beautiful granite countertops, ample cabinet space, and a dedicated dining area that makes hosting family and friends effortless. The spacious primary suite offers a relaxing retreat, complete with an en suite bathroom featuring double vanities, a garden tub, and plenty of space to unwind after a long day. Step outside to enjoy a fully fenced backyard, ideal for privacy, pets, or outdoor gatherings. If you're looking for a home that combines charm, cleanliness, and a functional layout, this one checks all the boxes. Schedule your private showing TODAY!!!

18. 2026-04-24
    listed $215,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Welcome home to this charming, single-owner 3-bedroom, 2-bath residence that has been exceptionally well maintained and thoughtfully designed for both comfort and functionality. From the moment you step inside, you're greeted by a welcoming foyer that sets the tone for the clean, inviting feel carried throughout the home. The open-concept floor plan creates a seamless flow between the living, dining, and kitchen areas, perfect for everyday living and entertaining alike. The kitchen features beautiful granite countertops, ample cabinet space, and a dedicated dining area that makes hosting family and friends effortless. The spacious primary suite offers a relaxing retreat, complete with an en suite bathroom featuring double vanities, a garden tub, and plenty of space to unwind after a long day. Step outside to enjoy a fully fenced backyard, ideal for privacy, pets, or outdoor gatherings. If you're looking for a home that combines charm, cleanliness, and a functional layout, this one checks all the boxes. Schedule your private showing TODAY!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,657 · $138/mo
• Projected year-2 tax: $1,657 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 22 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: $19,475
• − Mortgage interest: −$12,043
• − Property taxes: −$1,657
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − HOA: −$504
• − Depreciation: −$6,255
• Taxable loss: −$5,175
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $-139/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.

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

• Population (ZIP): 16,279

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 0%
• Languages at home: 91% English-only · French/Haitian/Cajun 8% Spanish 1%

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: ▼ -77.19%
• Current HPI: 118.9619
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $215,000 AcadianaMLS
• 2026-04-24 Listed $215,000 GBRMLS

Property tax history

+8.9%/yr

Latest (2025): $1,657 · -1.3% YoY. Source: county tax records.