204 Bridle Way · Carencro, LA 70507

$224,900

4 bd · 2.0 ba · 2,110 sqft · SingleFamily public records · 152 Days on market

Built 2017 6,098 sqft lot $107/sqft · 11% below area Est $246k · 9% under $25/mo HOA · 1% 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).

• Cash flow +15.9/30.0
• ARV discount +11.4/15.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 204 Bridle Way, a place that instantly feels right the moment you walk in. This isn't just another house, it's the kind of home where you can picture your life unfolding: morning coffee on the deck, backyard BBQs with friends, and cozy movie nights in a space that just works for everyday living.With 4 bedrooms and 2 bathrooms spread out over about 2,050 sq ft, there's room for everyone from kids and pets to guests and home office days. The layout flows effortlessly, giving you a HUGE open living area that's perfect for gathering, yet plenty of quiet corners for whatever you're doing. You'll love how move-in ready this home feels. Fresh updates throughout! Including brand-new flooring, new carpet, and a fresh coat of paint gives it a clean, modern feel without the hassle of renovations. The kitchen has been refreshed too, with a new range and dishwasher that make everyday cooking feel easier. The primary suite is a peaceful retreat with dual vanities and both a tub/shower combo AND a separate walk-in shower, a layout that works beautifully whether it's busy mornings or relaxing evenings.Step outside and you'll find a fully fenced backyard with an extended wooden deck, the kind of space that begs for morning coffee, summer grilling, or a quiet place to unwind after a long day.Practical touches matter too. This home sits in Flood Zone X (no flood insurance required), a big win for peace of mind and budgeting, and includes perks like a water softener system.Located in a friendly neighborhood with easy access to shopping, dining, parks, and everyday essentials, this home isn't just comfortable; it makes life easier. It's the kind of place where you can see yourself staying a long time and truly living.Welcome to your next chapter at 204 Bridle Way!! Come see it and feel the difference for yourself.

Key facts

• Open living area
• New range
• Extended wooden deck

Tags

• OPEN LIVING AREA
• FULLY FENCED BACKYARD
• EXTENDED WOODEN DECK
• NEW RANGE
• NEW DISHWASHER
• WATER SOFTENER SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $197k (12.2% below list).
• Recommended offer: $197k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.3% in Carencro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#65 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, crime D.
• 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: 324 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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 152 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,448 (12.2% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $246,281
• List price: $224,900
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Marshfield Dr	0.06mi	3/2.0 (-1)	1,858 (-12%)	10mo	$185,000	$100	64
421 Walter Dr	0.24mi	4/2.0	1,800 (-15%)	6mo	$230,000	$128	59
118 Kate Rd	0.57mi	4/3.0	2,090 (-1%)	15mo	$420,000	$201	56
134 Kentwood Dr	0.49mi	3/2.5 (-1)	1,873 (-11%)	8mo	$255,000	$136	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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-29,558
• Equity at exit: $33,533

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-16,966
• Equity at exit: $19,445

Cash invested: $62,972 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$94
• HOA: −$25
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $109

Break-even live

Break-even rent $1,837

Max offer price $224,900

Occupancy floor 90%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	43d	1	1.06mi
315 Springsteen Ln Lafayette, LA	4.0	2.0	2000	$2,100	$1.05	13d	1	1.07mi
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	43d	1	1.15mi
417 Elwick Dr Lafayette, LA	3.0	2.0	1463	$1,650	$1.13	20d	1	1.23mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-18
   days on market $224,900 Active 152 DOM
2. 2026-06-17
   days on market $224,900 Active 151 DOM
3. 2026-06-16
   days on market $224,900 Active 150 DOM
4. 2026-06-15
   days on market $224,900 Active 149 DOM
5. 2026-06-14
   days on market $224,900 Active 147 DOM
6. 2026-06-13
   pricedays on market $224,900 Active 146 DOM
7. 2026-06-10
   days on market $229,500 Active 144 DOM
8. 2026-06-09
   days on market $229,500 Active 143 DOM
9. 2026-06-08
   days on market $229,500 Active 142 DOM
10. 2026-06-07
    days on market $229,500 Active 141 DOM
11. 2026-06-05
    days on market $229,500 Active 138 DOM
12. 2026-06-03
    days on market $229,500 Active 137 DOM
13. 2026-06-02
    days on market $229,500 Active 136 DOM
14. 2026-06-01
    days on market $229,500 Active 135 DOM
15. 2026-05-31
    days on market $229,500 Active 134 DOM
16. 2026-05-30
    days on market $229,500 Active 133 DOM
17. 2026-03-06
    price $229,500 1840-char remark

    Show marketing remark (1840 chars)

    Welcome home to 204 Bridle Way, a place that instantly feels right the moment you walk in. This isn't just another house, it's the kind of home where you can picture your life unfolding: morning coffee on the deck, backyard BBQs with friends, and cozy movie nights in a space that just works for everyday living.With 4 bedrooms and 2 bathrooms spread out over about 2,050 sq ft, there's room for everyone from kids and pets to guests and home office days. The layout flows effortlessly, giving you a HUGE open living area that's perfect for gathering, yet plenty of quiet corners for whatever you're doing. You'll love how move-in ready this home feels. Fresh updates throughout! Including brand-new flooring, new carpet, and a fresh coat of paint gives it a clean, modern feel without the hassle of renovations. The kitchen has been refreshed too, with a new range and dishwasher that make everyday cooking feel easier. The primary suite is a peaceful retreat with dual vanities and both a tub/shower combo AND a separate walk-in shower, a layout that works beautifully whether it's busy mornings or relaxing evenings.Step outside and you'll find a fully fenced backyard with an extended wooden deck, the kind of space that begs for morning coffee, summer grilling, or a quiet place to unwind after a long day.Practical touches matter too. This home sits in Flood Zone X (no flood insurance required), a big win for peace of mind and budgeting, and includes perks like a water softener system.Located in a friendly neighborhood with easy access to shopping, dining, parks, and everyday essentials, this home isn't just comfortable; it makes life easier. It's the kind of place where you can see yourself staying a long time and truly living.Welcome to your next chapter at 204 Bridle Way!! Come see it and feel the difference for yourself.

18. 2026-02-19
    price $234,500 1840-char remark

    Show marketing remark (1840 chars)

    Welcome home to 204 Bridle Way, a place that instantly feels right the moment you walk in. This isn't just another house, it's the kind of home where you can picture your life unfolding: morning coffee on the deck, backyard BBQs with friends, and cozy movie nights in a space that just works for everyday living.With 4 bedrooms and 2 bathrooms spread out over about 2,050 sq ft, there's room for everyone from kids and pets to guests and home office days. The layout flows effortlessly, giving you a HUGE open living area that's perfect for gathering, yet plenty of quiet corners for whatever you're doing. You'll love how move-in ready this home feels. Fresh updates throughout! Including brand-new flooring, new carpet, and a fresh coat of paint gives it a clean, modern feel without the hassle of renovations. The kitchen has been refreshed too, with a new range and dishwasher that make everyday cooking feel easier. The primary suite is a peaceful retreat with dual vanities and both a tub/shower combo AND a separate walk-in shower, a layout that works beautifully whether it's busy mornings or relaxing evenings.Step outside and you'll find a fully fenced backyard with an extended wooden deck, the kind of space that begs for morning coffee, summer grilling, or a quiet place to unwind after a long day.Practical touches matter too. This home sits in Flood Zone X (no flood insurance required), a big win for peace of mind and budgeting, and includes perks like a water softener system.Located in a friendly neighborhood with easy access to shopping, dining, parks, and everyday essentials, this home isn't just comfortable; it makes life easier. It's the kind of place where you can see yourself staying a long time and truly living.Welcome to your next chapter at 204 Bridle Way!! Come see it and feel the difference for yourself.

19. 2026-01-17
    listed $239,000 Active 1840-char remark

    Show marketing remark (1840 chars)

    Welcome home to 204 Bridle Way, a place that instantly feels right the moment you walk in. This isn't just another house, it's the kind of home where you can picture your life unfolding: morning coffee on the deck, backyard BBQs with friends, and cozy movie nights in a space that just works for everyday living.With 4 bedrooms and 2 bathrooms spread out over about 2,050 sq ft, there's room for everyone from kids and pets to guests and home office days. The layout flows effortlessly, giving you a HUGE open living area that's perfect for gathering, yet plenty of quiet corners for whatever you're doing. You'll love how move-in ready this home feels. Fresh updates throughout! Including brand-new flooring, new carpet, and a fresh coat of paint gives it a clean, modern feel without the hassle of renovations. The kitchen has been refreshed too, with a new range and dishwasher that make everyday cooking feel easier. The primary suite is a peaceful retreat with dual vanities and both a tub/shower combo AND a separate walk-in shower, a layout that works beautifully whether it's busy mornings or relaxing evenings.Step outside and you'll find a fully fenced backyard with an extended wooden deck, the kind of space that begs for morning coffee, summer grilling, or a quiet place to unwind after a long day.Practical touches matter too. This home sits in Flood Zone X (no flood insurance required), a big win for peace of mind and budgeting, and includes perks like a water softener system.Located in a friendly neighborhood with easy access to shopping, dining, parks, and everyday essentials, this home isn't just comfortable; it makes life easier. It's the kind of place where you can see yourself staying a long time and truly living.Welcome to your next chapter at 204 Bridle Way!! Come see it and feel the difference for yourself.

20. 2025-11-08
    price $239,500
21. 2025-10-20
    price $244,000
22. 2025-09-03
    price $249,500
23. 2025-07-21
    listed $255,000 Active
24. 2019-01-18
    listed $199,900
25. 2018-05-04
    listed $199,895
26. 2017-04-03
    soldstatus $196,500
27. 2016-11-15
    listed $196,500
28. 2016-05-03
    listed $198,500

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,694
• − Mortgage interest: −$12,598
• − Property taxes: −$1,837
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$300
• − Depreciation: −$6,543
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,903/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 — Carencro

• Score: 69/100
• State rank: #65
• US rank: #8277

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carencro, LA
• County: Lafayette Parish · 207,544 people
• City population: 20,134
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

+15.6% since first listed

12 events — show timeline

• 2026-03-06 Price Changed $229,500 AcadianaMLS
• 2026-02-19 Price Changed $234,500 AcadianaMLS
• 2026-01-17 Listed $239,000 AcadianaMLS
• 2025-11-08 Price Changed $239,500 AcadianaMLS
• 2025-10-20 Price Changed $244,000 AcadianaMLS
• 2025-09-03 Price Changed $249,500 AcadianaMLS
• 2025-07-21 Listed $255,000 AcadianaMLS
• 2019-01-18 Listed $199,900 AcadianaMLS
• 2018-05-04 Listed $199,895 AcadianaMLS
• 2017-04-03 Sold (MLS) $196,500 AcadianaMLS
• 2016-11-15 Listed $196,500 AcadianaMLS
• 2016-05-03 Listed $198,500 AcadianaMLS

Property tax history

+25.7%/yr

Latest (2025): $1,837 · -1.3% YoY. Source: county tax records.