Kirkland IV G Plan · Duson, LA 70529

$195,990

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 733 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 +14.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Siding Exterior - Recessed Lighting in Kitchen - Walk-In Master Closet

Key facts

• Open floor plan
• 2 garage spots
• Listed 732 days

Tags

• OPEN FLOOR PLAN
• BRICK AND SIDING EXTERIOR
• RECESSED LIGHTING IN KITCHEN
• WALK-IN MASTER CLOSET

🏗️ New construction. The $195,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $208,742.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $58 ($701/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 (3.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.0% in Duson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Scott Middle School (math 20% / reading 28%, grade F, #143 of 218 statewide, top 65%, 559 students, 65% FRL); Acadiana High School (math 31% / reading 29%, grade F, #125 of 265 statewide, top 47%, 1,813 students, 56% FRL).
• Market conditions: 243 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).
• This rent runs 43% 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 $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 733 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,471 (12.0% below list)

Questions for the listing agent

1. It's been on market 733 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $208,742
• List price: $195,990
• Delta: -6.11%
• 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
204 Rushfield Ln	0.20mi	3/2.0	1,192 (0%)	2mo	$196,854	$165	89
205 Meadow Ridge Ln	0.03mi	3/2.0	1,321 (+11%)	2mo	$199,880	$151	78
109 Ember Ridge Ln	0.13mi	3/2.0	1,104 (-7%)	8mo	$187,990	$170	75
105 Ember Ridge Ln	0.10mi	3/2.0	1,104 (-7%)	11mo	$189,775	$172	74
206 2nd St	0.25mi	3/2.0	1,092 (-8%)	0mo	$136,740	$125	74
307 Meadow Ridge Ln	0.13mi	3/2.0	1,321 (+11%)	4mo	$199,035	$151	73
118 Rosebrook Ln	0.20mi	3/2.0	1,321 (+11%)	8mo	$201,080	$152	66
107 Ember Ridge Ln	0.11mi	4/2.0 (+1)	1,306 (+10%)	10mo	$197,090	$151	65
119 Ember Ridge Ln	0.21mi	3/2.0	1,321 (+11%)	9mo	$199,975	$151	65
115 Ember Ridge Ln	0.18mi	3/2.0	1,321 (+11%)	12mo	$202,025	$153	63
500 4th St	0.42mi	3/2.0	1,296 (+9%)	4mo	$60,000	$46	62
823 2nd St	0.55mi	3/1.0	1,100 (-8%)	4mo	$98,600	$90	54

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-30,075
• Equity at exit: $31,124

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-21,280
• Equity at exit: $18,048

Cash invested: $58,448 (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: 24 active · 9 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $203,245 ($151/sqft)
• Median days on market: 733 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +16.0% 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: 243
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,095
• Tax est. 1.5%: −$261 /mo · $3,131/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $58

Break-even live

Break-even rent $1,826

Max offer price $208,742

Occupancy floor 92%

Sensitivity live

Price	-10% $203	-5% $131	+0% $58	+5% $-14	+10% $-86
Rent	-10% $-92	-5% $-17	+0% $58	+5% $133	+10% $209
Rate	-1.0pp $164	-0.5pp $112	base $58	+0.5pp $4	+1.0pp $-51

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: $52,185
• Closing costs: $6,262
• 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	2.0–3.0	2.0	1275	$1,900	$1.49	62d	1	0.21mi

Listing history 50 events

1. 2026-08-08
   days on market $195,990 Active 733 DOM
2. 2026-08-07
   days on market $195,990 Active 732 DOM
3. 2026-08-06
   days on market $195,990 Active 731 DOM
4. 2026-08-05
   days on market $195,990 Active 730 DOM
5. 2026-08-04
   days on market $195,990 Active 729 DOM
6. 2026-08-03
   days on market $195,990 Active 728 DOM
7. 2026-07-31
   days on market $195,990 Active 725 DOM
8. 2026-07-30
   days on market $195,990 Active 724 DOM
9. 2026-07-29
   days on market $195,990 Active 723 DOM
10. 2026-07-27
    days on market $195,990 Active 721 DOM
11. 2026-07-23
    days on market $195,990 Active 717 DOM
12. 2026-07-22
    days on market $195,990 Active 716 DOM
13. 2026-07-21
    days on market $195,990 Active 715 DOM
14. 2026-07-18
    days on market $195,990 Active 712 DOM
15. 2026-07-16
    days on market $195,990 Active 710 DOM
16. 2026-07-16
    days on market $195,990 Active 709 DOM
17. 2026-07-14
    days on market $195,990 Active 708 DOM
18. 2026-07-13
    days on market $195,990 Active 707 DOM
19. 2026-07-12
    days on market $195,990 Active 706 DOM
20. 2026-07-11
    days on market $195,990 Active 705 DOM
21. 2026-07-10
    days on market $195,990 Active 704 DOM
22. 2026-07-09
    days on market $195,990 Active 703 DOM
23. 2026-07-08
    days on market $195,990 Active 702 DOM
24. 2026-07-07
    days on market $195,990 Active 701 DOM
25. 2026-07-06
    days on market $195,990 Active 700 DOM
26. 2026-07-05
    days on market $195,990 Active 699 DOM
27. 2026-07-04
    days on market $195,990 Active 698 DOM
28. 2026-07-03
    days on market $195,990 Active 697 DOM
29. 2026-07-02
    days on market $195,990 Active 696 DOM
30. 2026-07-01
    days on market $195,990 Active 695 DOM
31. 2026-06-30
    days on market $195,990 Active 694 DOM
32. 2026-06-29
    days on market $195,990 Active 693 DOM
33. 2026-06-28
    days on market $195,990 Active 692 DOM
34. 2026-06-28
    days on market $195,990 Active 691 DOM
35. 2026-06-27
    days on market $195,990 Active 690 DOM
36. 2026-06-25
    days on market $195,990 Active 688 DOM
37. 2026-06-23
    days on market $195,990 Active 686 DOM
38. 2026-06-21
    days on market $195,990 Active 685 DOM
39. 2026-06-18
    days on market $195,990 Active 682 DOM
40. 2026-06-17
    days on market $195,990 Active 681 DOM
41. 2026-06-16
    days on market $195,990 Active 680 DOM
42. 2026-06-15
    days on market $195,990 Active 679 DOM
43. 2026-06-14
    days on market $195,990 Active 677 DOM
44. 2026-06-13
    days on market $195,990 Active 676 DOM
45. 2026-06-10
    days on market $195,990 Active 674 DOM
46. 2026-06-09
    days on market $195,990 Active 673 DOM
47. 2026-06-08
    days on market $195,990 Active 672 DOM
48. 2026-06-07
    days on market $195,990 Active 671 DOM
49. 2026-06-05
    days on market $195,990 Active 668 DOM
50. 2026-06-03
    days on market $195,990 Active 667 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: −$11,693
• − Property taxes: −$3,131
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,072
• Taxable loss: −$2,788
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,370/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can 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 ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Duson Elementary School F LA #284/646 Nat'l #23,081/41,679 Middle Scott Middle School F LA #143/218 Nat'l #10,795/14,009 High Acadiana High School F LA #125/265 Nat'l #10,947/17,239

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

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 · 280,930 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

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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%

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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%

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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

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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

+1.0% since first listed

2 events — show timeline

• 2025-04-01 Price Changed $195,990 Zillow
• 2024-08-05 Listed $193,990 Zillow