Kirkland IV G Plan · Duson, LA 70529

$195,990

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 825 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• 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 824 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 — $208,473.

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 $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (21.1% below list).
• Recommended offer: $155k (21.1% 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.
• 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: 315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 35% 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 825 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,587 (21.1% 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 825 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $208,473
• List price: $195,990
• Delta: -5.99%
• 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
311 Meadow Ridge Ln	0.16mi	3/2.0	1,192 (0%)	1mo	$197,841	$166	92
204 Rushfield Ln	0.20mi	3/2.0	1,192 (0%)	5mo	$196,854	$165	87
122 Ember Ridge Ln	0.15mi	3/2.0	1,104 (-7%)	1mo	$187,990	$170	80
205 Meadow Ridge Ln	0.03mi	3/2.0	1,321 (+11%)	6mo	$199,880	$151	76
109 Ember Ridge Ln	0.13mi	3/2.0	1,104 (-7%)	11mo	$187,990	$170	73
206 2nd St	0.25mi	3/2.0	1,092 (-8%)	3mo	$136,740	$125	72
307 Meadow Ridge Ln	0.13mi	3/2.0	1,321 (+11%)	7mo	$199,035	$151	70
118 Rosebrook Ln	0.20mi	3/2.0	1,321 (+11%)	11mo	$201,080	$152	63
107 Ember Ridge Ln	0.11mi	4/2.0 (+1)	1,306 (+10%)	14mo	$197,090	$151	63
119 Ember Ridge Ln	0.21mi	3/2.0	1,321 (+11%)	12mo	$199,975	$151	62
500 4th St	0.42mi	3/2.0	1,296 (+9%)	7mo	$60,000	$46	60
823 2nd St	0.55mi	3/1.0	1,100 (-8%)	7mo	$98,600	$90	51

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: -23.9%
• Equity multiple: 0.18×
• Total profit: $-47,737
• Equity at exit: $31,084

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-59,473
• Equity at exit: $18,025

Cash invested: $58,372 (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: 25 active · 18 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $203,990 ($150/sqft)
• Median days on market: 825 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +16.4% 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: 315
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$1,093
• Tax est. 1.5%: −$261 /mo · $3,127/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-219

Break-even live

Break-even rent $1,824

Max offer price $176,715

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-147	+0% $-219	+5% $-292	+10% $-364
Rent	-10% $-342	-5% $-281	+0% $-219	+5% $-158	+10% $-97
Rate	-1.0pp $-114	-0.5pp $-166	base $-219	+0.5pp $-273	+1.0pp $-328

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: $52,118
• Closing costs: $6,254
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Winter Park PL Duson, LA	3.0	2.0	1250	$1,798	$1.44	0d	1	0.21mi
209 G St Duson, LA	3.0	2.0	1120	$980	$0.88	0d	1	0.46mi

Listing history 50 events

1. 2026-11-08
   days on market $195,990 Active 825 DOM
2. 2026-11-07
   days on market $195,990 Active 824 DOM
3. 2026-11-06
   days on market $195,990 Active 823 DOM
4. 2026-11-05
   days on market $195,990 Active 822 DOM
5. 2026-11-04
   days on market $195,990 Active 821 DOM
6. 2026-11-02
   days on market $195,990 Active 819 DOM
7. 2026-11-01
   days on market $195,990 Active 818 DOM
8. 2026-10-31
   days on market $195,990 Active 817 DOM
9. 2026-10-30
   days on market $195,990 Active 816 DOM
10. 2026-10-29
    days on market $195,990 Active 815 DOM
11. 2026-10-28
    days on market $195,990 Active 814 DOM
12. 2026-10-27
    days on market $195,990 Active 813 DOM
13. 2026-10-26
    days on market $195,990 Active 812 DOM
14. 2026-10-25
    days on market $195,990 Active 811 DOM
15. 2026-10-24
    days on market $195,990 Active 810 DOM
16. 2026-10-23
    days on market $195,990 Active 809 DOM
17. 2026-10-22
    days on market $195,990 Active 808 DOM
18. 2026-10-21
    days on market $195,990 Active 807 DOM
19. 2026-10-20
    days on market $195,990 Active 806 DOM
20. 2026-10-19
    days on market $195,990 Active 805 DOM
21. 2026-10-18
    days on market $195,990 Active 804 DOM
22. 2026-10-17
    days on market $195,990 Active 803 DOM
23. 2026-10-16
    days on market $195,990 Active 802 DOM
24. 2026-10-15
    days on market $195,990 Active 801 DOM
25. 2026-10-14
    days on market $195,990 Active 800 DOM
26. 2026-10-13
    days on market $195,990 Active 799 DOM
27. 2026-10-12
    days on market $195,990 Active 798 DOM
28. 2026-10-11
    days on market $195,990 Active 797 DOM
29. 2026-10-10
    days on market $195,990 Active 796 DOM
30. 2026-10-09
    days on market $195,990 Active 795 DOM
31. 2026-10-08
    days on market $195,990 Active 794 DOM
32. 2026-10-07
    days on market $195,990 Active 793 DOM
33. 2026-10-06
    days on market $195,990 Active 792 DOM
34. 2026-10-05
    days on market $195,990 Active 791 DOM
35. 2026-10-04
    days on market $195,990 Active 790 DOM
36. 2026-10-03
    days on market $195,990 Active 789 DOM
37. 2026-10-03
    days on market $195,990 Active 788 DOM
38. 2026-10-01
    days on market $195,990 Active 787 DOM
39. 2026-09-30
    days on market $195,990 Active 786 DOM
40. 2026-09-29
    days on market $195,990 Active 785 DOM
41. 2026-09-28
    days on market $195,990 Active 784 DOM
42. 2026-09-27
    days on market $195,990 Active 783 DOM
43. 2026-09-26
    days on market $195,990 Active 782 DOM
44. 2026-09-25
    days on market $195,990 Active 781 DOM
45. 2026-09-24
    days on market $195,990 Active 780 DOM
46. 2026-09-24
    days on market $195,990 Active 779 DOM
47. 2026-09-22
    days on market $195,990 Active 778 DOM
48. 2026-09-21
    days on market $195,990 Active 777 DOM
49. 2026-09-20
    days on market $195,990 Active 776 DOM
50. 2026-09-19
    days on market $195,990 Active 775 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: $18,550
• − Mortgage interest: −$11,678
• − Property taxes: −$3,127
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$6,065
• Taxable loss: −$6,330
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $-1,115/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%
• 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