113 Dunaway St · Carencro, LA 70520

$160,000

3 bd · 2.0 ba · 1,543 sqft · Other public records · 187 Days on market

Built 2014 0.28 ac lot $104/sqft · at area comps Est $173k · 8% under

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Why this score? — see what drove the C+ 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 +24.6/30.0
• ARV discount +11.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• 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 to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

Key facts

• Turnkey home
• Quiet cul-de-sac
• Painted cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• PAINTED CABINETRY
• BUTCHERBLOCK COUNTERTOPS
• QUIET CUL-DE-SAC
• OVER A QUARTER-ACRE LOT
• TURNKEY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.3% in Carencro — 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 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: 280 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 187 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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. 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?
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: 1.05% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (median comp): $173,323
• List price: $160,000
• Delta: -7.69%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,812
• Equity at exit: $23,857

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $22,874
• Equity at exit: $13,834

Cash invested: $44,800 (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 70520

• Home prices YoY: -17.6%
• Active inventory: 280
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $332

Break-even live

Break-even rent $1,255

Max offer price $160,000

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	44d	1	0.65mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	21d	1	0.65mi

Listing history 11 events

1. 2026-05-20
   price $160,000 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

2. 2026-04-30
   status Active 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

3. 2026-04-30
   price $165,500 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

4. 2026-04-14
   status Pending 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

5. 2026-02-23
   price $166,000 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

6. 2026-01-28
   price $170,000 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

7. 2026-01-07
   price $175,000 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

8. 2025-11-04
   listed $185,000 Active 792-char remark

   Show marketing remark (792 chars)

   Welcome to your beautifully reimagined home, where every detail has been thoughtfully updated. This 2015 mobile home has been completely transformed from top to bottom! Step inside to find a bright, open-concept layout featuring new flooring, fresh paint, stylish finishes, and modern fixtures throughout. The kitchen shines with painted cabinetry, sleek butcherblock countertops, the bathrooms have been refreshed as well!Nestled near a quiet cul-de-sac on over a quarter-acre lot, this Wind Zone 2 property offers both comfort and peace of mind. Whether you're looking for an affordable, turnkey home or a smart investment ready to rent or resell, this property checks every box. Schedule your showing today and see firsthand how this home perfectly blends value, quality, and modern style!

9. 2025-06-13
   soldstatus $65,000 Sold 534-char remark

   Show marketing remark (534 chars)

   Looking for a blank slate to bring your vision to life? This 2015 mobile home is ready for renovations with most of the demo already completed--just waiting for your personal touch! Situated near a quiet cul-de-sac on over a quarter of an acre, this Wind Zone 2 property offers both potential and peace of mind. Whether you're an investor seeking your next project or a homeowner ready to create your dream space, this one is priced to sell and full of possibilities. Don't miss out on this opportunity to turn potential into reality!

10. 2025-05-12
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Looking for a blank slate to bring your vision to life? This 2015 mobile home is ready for renovations with most of the demo already completed--just waiting for your personal touch! Situated near a quiet cul-de-sac on over a quarter of an acre, this Wind Zone 2 property offers both potential and peace of mind. Whether you're an investor seeking your next project or a homeowner ready to create your dream space, this one is priced to sell and full of possibilities. Don't miss out on this opportunity to turn potential into reality!

11. 2025-05-06
    listed $69,900 Active 534-char remark

    Show marketing remark (534 chars)

    Looking for a blank slate to bring your vision to life? This 2015 mobile home is ready for renovations with most of the demo already completed--just waiting for your personal touch! Situated near a quiet cul-de-sac on over a quarter of an acre, this Wind Zone 2 property offers both potential and peace of mind. Whether you're an investor seeking your next project or a homeowner ready to create your dream space, this one is priced to sell and full of possibilities. Don't miss out on this opportunity to turn potential into reality!

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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: $20,101
• − Mortgage interest: −$8,962
• − Property taxes: −$1,024
• − Insurance: −$800
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,655
• Taxable income: $1,444
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,640/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

• City population: 20,134
• Population (ZIP): 20,134

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 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 13% Scotch-Irish 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 1% Other Indo-European 1%

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: ▼ -33.62%
• Current HPI: 157.0194
• 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

+128.9% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $160,000 AcadianaMLS
• 2026-04-30 Relisted — AcadianaMLS
• 2026-04-30 Price Changed $165,500 AcadianaMLS
• 2026-04-14 Pending — AcadianaMLS
• 2026-02-23 Price Changed $166,000 AcadianaMLS
• 2026-01-28 Price Changed $170,000 AcadianaMLS
• 2026-01-07 Price Changed $175,000 AcadianaMLS
• 2025-11-04 Listed $185,000 AcadianaMLS
• 2025-06-13 Sold (MLS) $65,000 AcadianaMLS
• 2025-05-12 Pending — AcadianaMLS
• 2025-05-06 Listed $69,900 AcadianaMLS

Property tax history

+26.0%/yr

Latest (2025): $1,024 · -1.3% YoY. Source: county tax records.