Hoffman IV G Plan · Duson, LA 70529

$215,990

3 bd · 2.0 ba · 1,490 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Vinyl Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

Key facts

• Open floor plan
• Covered rear patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• BRICK & VINYL EXTERIOR
• WALK-IN MASTER CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $215,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $213,048.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $29 ($344/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 (12.0% below list).
• Recommended offer: $190k (12.0% 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: 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 ($190k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,000 (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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $213,048
• List price: $215,990
• Delta: 1.38%
• 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
409 Meadow Ridge Ln	0.14mi	3/2.0	1,498 (+0%)	2mo	$221,370	$148	91
305 Meadow Ridge Ln	0.11mi	3/2.0	1,482 (-0%)	4mo	$217,946	$147	91
401 Meadow Ridge Ln	0.14mi	3/2.0	1,498 (+0%)	4mo	$220,746	$147	89
113 Ember Ridge Ln	0.16mi	3/2.0	1,498 (+0%)	5mo	$217,910	$145	87
118 Ember Ridge Ln	0.15mi	3/2.0	1,422 (-5%)	2mo	$208,187	$146	84
106 Rosebrook Ln	0.10mi	3/2.0	1,578 (+6%)	5mo	$221,610	$140	81
111 Ember Ridge Ln	0.14mi	3/2.0	1,422 (-5%)	6mo	$208,040	$146	81
119 Rosebrook Ln	0.21mi	3/2.0	1,422 (-5%)	4mo	$209,339	$147	80
303 Ravensdale Ln	0.20mi	3/2.0	1,578 (+6%)	2mo	$223,102	$141	80
205 Meadow Ridge Ln	0.03mi	3/2.0	1,321 (-11%)	1mo	$199,880	$151	79
307 Meadow Ridge Ln	0.13mi	3/2.0	1,321 (-11%)	2mo	$199,035	$151	73
500 4th St	0.42mi	3/2.0	1,296 (-13%)	3mo	$60,000	$46	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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-32,668
• Equity at exit: $31,766

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-25,979
• Equity at exit: $18,421

Cash invested: $59,654 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,196/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $29

Break-even live

Break-even rent $1,864

Max offer price $213,048

Occupancy floor 93%

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: $53,262
• Closing costs: $6,391
• 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 $215,990 Active 682 DOM
2. 2026-06-17
   days on market $215,990 Active 681 DOM
3. 2026-06-16
   days on market $215,990 Active 680 DOM
4. 2026-06-15
   days on market $215,990 Active 679 DOM
5. 2026-06-14
   days on market $215,990 Active 677 DOM
6. 2026-06-13
   days on market $215,990 Active 676 DOM
7. 2026-06-10
   days on market $215,990 Active 674 DOM
8. 2026-06-09
   days on market $215,990 Active 673 DOM
9. 2026-06-08
   days on market $215,990 Active 672 DOM
10. 2026-06-07
    days on market $215,990 Active 671 DOM
11. 2026-06-05
    days on market $215,990 Active 668 DOM
12. 2026-06-03
    days on market $215,990 Active 667 DOM
13. 2026-06-02
    days on market $215,990 Active 666 DOM
14. 2026-06-01
    days on market $215,990 Active 665 DOM
15. 2026-05-31
    days on market $215,990 Active 664 DOM
16. 2026-05-30
    days on market $215,990 Active 663 DOM
17. 2024-08-05
    listed $215,990 Active 177-char remark

    Show marketing remark (177 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Vinyl Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

ⓘ 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: −$11,934
• − Property taxes: −$3,196
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,198
• Taxable loss: −$3,241
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,122/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with significant landscaping and exterior painting needed. Immediate updates to the exterior and landscaping would greatly improve its curb appeal and value.

Repairs flagged

• Major Landscaping — Overgrown grass and unkempt landscaping
• Major Exterior Painting — No visible siding or paint condition

Value-add opportunities

• Both Landscaping and exterior painting — Improving curb appeal and first impressions
• Both Interior updates — Updating interior walls and paint can significantly increase value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and unkempt landscaping	Major	$15,000–50,000
Exterior Painting · No visible siding or paint condition	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improving curb appeal and first impressions ↑
• Both Interior updates — Updating interior walls and paint can significantly increase 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

• 2024-08-05 Listed $215,990 Zillow