105 Brockton Dr · Carencro, LA 70520

$205,000

5 bd · 2.5 ba · 2,135 sqft · SingleFamily public records · 57 Days on market

Built 1955 7,405 sqft lot $96/sqft · 12% below area Est $274k · 25% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• 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

Don't miss this incredible opportunity to build equity in your next home!Ideally located in the heart of Carencro, just behind Carencro Catholic School, thisbeautifully remodeled property offers the space and flexibility today's buyers are looking for. With over 2,500 square feet of living space, this home features 5 bedrooms and 2.5 bathrooms--perfect for growing households or those needing extra room to live, work, and entertain. Recent updates include a 2-year-old roof, newer flooring, doors, cabinetry, vanities, and more, giving you peace of mind and modern comfort. Whether you're expanding your household or investing in your future, this home presents a unique opportunity for long-term growth and value.

Key facts

• 2 year old roof
• Newer flooring
• Newer vanities

Tags

• REMODELED PROPERTY
• 2 YEAR OLD ROOF
• NEWER FLOORING
• NEWER DOORS
• NEWER CABINETRY
• NEWER VANITIES

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $183k (10.7% below list).
• Recommended offer: $183k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 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 57 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $71k; list at $205k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $183,008 (10.7% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $274,010
• List price: $205,000
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Luxford Way	0.15mi	4/2.5 (-1)	1,895 (-11%)	6mo	$269,900	$142	64
312 Crouchet St	0.48mi	4/2.5 (-1)	2,327 (+9%)	2mo	$150,000	$64	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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-20,507
• Equity at exit: $30,566

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,704
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $201

Break-even live

Break-even rent $1,576

Max offer price $205,000

Occupancy floor 84%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $205,000 Active 57 DOM
2. 2026-06-17
   days on market $205,000 Active 56 DOM
3. 2026-06-16
   days on market $205,000 Active 55 DOM
4. 2026-06-15
   days on market $205,000 Active 54 DOM
5. 2026-06-14
   days on market $205,000 Active 52 DOM
6. 2026-06-13
   days on market $205,000 Active 51 DOM
7. 2026-06-10
   days on market $205,000 Active 49 DOM
8. 2026-06-09
   days on market $205,000 Active 48 DOM
9. 2026-06-08
   days on market $205,000 Active 47 DOM
10. 2026-06-07
    days on market $205,000 Active 46 DOM
11. 2026-06-05
    days on market $205,000 Active 43 DOM
12. 2026-06-03
    days on market $205,000 Active 42 DOM
13. 2026-06-02
    days on market $205,000 Active 41 DOM
14. 2026-06-01
    days on market $205,000 Active 40 DOM
15. 2026-05-31
    days on market $205,000 Active 39 DOM
16. 2026-05-30
    days on market $205,000 Active 38 DOM
17. 2026-05-15
    price $205,000 717-char remark

    Show marketing remark (717 chars)

    Don't miss this incredible opportunity to build equity in your next home!Ideally located in the heart of Carencro, just behind Carencro Catholic School, thisbeautifully remodeled property offers the space and flexibility today's buyers are looking for. With over 2,500 square feet of living space, this home features 5 bedrooms and 2.5 bathrooms--perfect for growing households or those needing extra room to live, work, and entertain. Recent updates include a 2-year-old roof, newer flooring, doors, cabinetry, vanities, and more, giving you peace of mind and modern comfort. Whether you're expanding your household or investing in your future, this home presents a unique opportunity for long-term growth and value.

18. 2026-04-21
    listed $215,000 Active 717-char remark

    Show marketing remark (717 chars)

    Don't miss this incredible opportunity to build equity in your next home!Ideally located in the heart of Carencro, just behind Carencro Catholic School, thisbeautifully remodeled property offers the space and flexibility today's buyers are looking for. With over 2,500 square feet of living space, this home features 5 bedrooms and 2.5 bathrooms--perfect for growing households or those needing extra room to live, work, and entertain. Recent updates include a 2-year-old roof, newer flooring, doors, cabinetry, vanities, and more, giving you peace of mind and modern comfort. Whether you're expanding your household or investing in your future, this home presents a unique opportunity for long-term growth and value.

19. 2025-07-16
    price $210,000
20. 2025-01-17
    listed $225,000 Active
21. 2024-06-20
    price $209,500
22. 2024-04-17
    price $218,900
23. 2024-03-27
    price $229,500
24. 2024-03-07
    listed $235,000 Active
25. 2023-09-06
    soldstatus $71,000
26. 2016-09-15
    listed $80,000
27. 2013-04-08
    soldstatus $72,000
28. 2013-04-03
    soldstatus $72,000
29. 2012-11-17
    listed $79,900

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$114/yr (+$9/mo · 11.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $21,961
• − Mortgage interest: −$11,483
• − Property taxes: −$1,014
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,964
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,659/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
• 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

+156.6% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $205,000 AcadianaMLS
• 2026-04-21 Listed $215,000 AcadianaMLS
• 2025-07-16 Price Changed $210,000 AcadianaMLS
• 2025-01-17 Listed $225,000 AcadianaMLS
• 2024-06-20 Price Changed $209,500 AcadianaMLS
• 2024-04-17 Price Changed $218,900 AcadianaMLS
• 2024-03-27 Price Changed $229,500 AcadianaMLS
• 2024-03-07 Listed $235,000 AcadianaMLS
• 2023-09-06 Sold (Public Records) $71,000 Public Records
• 2016-09-15 Listed $80,000 AcadianaMLS
• 2013-04-08 Sold (Public Records) $72,000 Public Records
• 2013-04-03 Sold (MLS) $72,000 AcadianaMLS
• 2012-11-17 Listed $79,900 AcadianaMLS

Property tax history

+33.0%/yr

Latest (2025): $1,014 · -1.3% YoY. Source: county tax records.