Salene II N Plan · Duson, LA 70529

$187,990

3 bd · 2.0 ba · 1,104 sqft · SingleFamily · 682 Days on market

Poor 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 +5.1/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duson is a small town in Louisiana, located in Lafayette Parish. It's known for its quaint, rural atmosphere and proximity to Lafayette, which offers many amenities. Duson celebrates its Cajun heritage and is part of the Acadiana region, known for its vibrant culture, music, and delicious cuisine. The town hosts events and festivals that showcase the area's unique traditions. During your home-building process, you will choose from one of our three or four-bedroom Carolina or Cottage Series community floor plans, each including a variety of amenity-rich features covered by our award-winning warranty. Amenities in this DSLD Homes community include Birch Cabinets, 3cm Granite Countertops throughout, Vinyl Plank flooring, recessed lighting in the kitchen, and LED Lighting throughout the home. You have the option to semi-customize your home with several upgrade options, such as painted cabinets, stainless steel appliances, and luxury vinyl plank flooring throughout. Our energy-efficient luxury homes are built to save you money with amazing features such as low E tilt-in windows, high-efficiency Lenox HVAC electric and heat pumps, and fiberglass loose-fill insulation (R-15 wall insulation and R-38 attic insulation). Homes in this community also include Frigidaire black electric range, dishwasher, microwave hood, and 40-gallon electric water heater. Exterior features include a post-tension slab, a garage door with two remotes, a fully sodded yard front and back with a seasonal landscape package, architectural 30-year shingles, patios, or covered porches per plan. Rosemont Village is also located in a great school district! This beautiful development, teamed with DSLD Homes' quality-designed and quality-built homes, makes it easy to choose this location for your next "Home Sweet Home!"

Key facts

• Listed 682 days

Tags

• ENERGY-EFFICIENT LUXURY HOMES

🏗️ New construction. The $187,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $201,129.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.7% 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.
• 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: 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 $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 682 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,431 (12.0% below list)

Questions for the listing agent

1. It's been on market 682 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $201,129
• List price: $187,990
• Delta: -6.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Ember Ridge Ln	0.13mi	3/2.0	1,104 (0%)	6mo	$187,990	$170	89
105 Ember Ridge Ln	0.10mi	3/2.0	1,104 (0%)	9mo	$189,775	$172	88
823 2nd St	0.55mi	3/1.0	1,100 (-0%)	3mo	$98,600	$90	67
122 B Robin Rd	0.47mi	3/2.0	1,119 (+1%)	11mo	$165,000	$147	67
108 Ember Ridge Ln	0.14mi	3/2.0	1,192 (+8%)	19mo	$195,835	$164	64
317 Meadow Ridge Ln	0.20mi	3/2.0	1,192 (+8%)	23mo	$195,655	$164	58
209 G St	0.48mi	3/2.0	1,119 (+1%)	23mo	$55,000	$49	56
409 Second St	0.34mi	3/1.0	1,032 (-6%)	21mo	$35,000	$34	52
305 5th St	0.46mi	3/2.0	1,253 (+14%)	13mo	$143,000	$114	45

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-25,490
• Equity at exit: $29,989

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-12,973
• Equity at exit: $17,390

Cash invested: $56,316 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,055
• Tax est. 1.5%: −$251 /mo · $3,017/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $111

Break-even live

Break-even rent $1,759

Max offer price $201,129

Occupancy floor 89%

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: $50,282
• Closing costs: $6,034
• 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	13d	1	0.21mi

Listing history 17 events

1. 2026-06-18
   days on market $187,990 Active 682 DOM
2. 2026-06-17
   days on market $187,990 Active 681 DOM
3. 2026-06-16
   days on market $187,990 Active 680 DOM
4. 2026-06-15
   days on market $187,990 Active 679 DOM
5. 2026-06-14
   days on market $187,990 Active 677 DOM
6. 2026-06-13
   days on market $187,990 Active 676 DOM
7. 2026-06-10
   days on market $187,990 Active 674 DOM
8. 2026-06-09
   days on market $187,990 Active 673 DOM
9. 2026-06-08
   days on market $187,990 Active 672 DOM
10. 2026-06-07
    days on market $187,990 Active 671 DOM
11. 2026-06-05
    days on market $187,990 Active 668 DOM
12. 2026-06-03
    days on market $187,990 Active 667 DOM
13. 2026-06-02
    days on market $187,990 Active 666 DOM
14. 2026-06-01
    days on market $187,990 Active 665 DOM
15. 2026-05-31
    days on market $187,990 Active 664 DOM
16. 2026-05-30
    days on market $187,990 Active 663 DOM
17. 2024-08-05
    listed $187,990 Active 1818-char remark

    Show marketing remark (1818 chars)

    Duson is a small town in Louisiana, located in Lafayette Parish. It's known for its quaint, rural atmosphere and proximity to Lafayette, which offers many amenities. Duson celebrates its Cajun heritage and is part of the Acadiana region, known for its vibrant culture, music, and delicious cuisine. The town hosts events and festivals that showcase the area's unique traditions. During your home-building process, you will choose from one of our three or four-bedroom Carolina or Cottage Series community floor plans, each including a variety of amenity-rich features covered by our award-winning warranty. Amenities in this DSLD Homes community include Birch Cabinets, 3cm Granite Countertops throughout, Vinyl Plank flooring, recessed lighting in the kitchen, and LED Lighting throughout the home. You have the option to semi-customize your home with several upgrade options, such as painted cabinets, stainless steel appliances, and luxury vinyl plank flooring throughout. Our energy-efficient luxury homes are built to save you money with amazing features such as low E tilt-in windows, high-efficiency Lenox HVAC electric and heat pumps, and fiberglass loose-fill insulation (R-15 wall insulation and R-38 attic insulation). Homes in this community also include Frigidaire black electric range, dishwasher, microwave hood, and 40-gallon electric water heater. Exterior features include a post-tension slab, a garage door with two remotes, a fully sodded yard front and back with a seasonal landscape package, architectural 30-year shingles, patios, or covered porches per plan. Rosemont Village is also located in a great school district! This beautiful development, teamed with DSLD Homes' quality-designed and quality-built homes, makes it easy to choose this location for your next "Home Sweet Home!"

ⓘ 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: −$11,266
• − Property taxes: −$3,017
• − Insurance: −$1,006
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,851
• Taxable loss: −$1,988
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,810/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 · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the fence and landscaping. Interior updates and modernization would significantly increase its value.

Repairs flagged

• Major Wooden fence — Significant wear and tear
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Landscaping and fence repair — Improves curb appeal and property value
• Both Interior painting and updates — Enhances the home's appearance and value
• Both Kitchen and bathroom updates — Modernizes the home and increases its marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Wooden fence · Significant wear and tear	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and fence repair — Improves curb appeal and property value ↑
• Both Interior painting and updates — Enhances the home's appearance and value ↑
• Both Kitchen and bathroom updates — Modernizes the home and increases its marketability ↑

ⓘ 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

• 2024-08-05 Listed $187,990 Zillow