Princeton IV H Plan · Carencro, LA 70520

$216,990

3 bd · 2.0 ba · 1,422 sqft · SingleFamily · 998 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Brick & Vinyl Exterior - Two Car Garage - Open Floor Plan - Three Bedrooms, Two Bathrooms - Garden Master Tub - Walk-In Master Closet - Optional Fireplace

Key facts

• 2 garage spots
• Listed 997 days

🏗️ New construction. The $216,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,030.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (26.2% below list).
• Recommended offer: $160k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.1% in Carencro — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: employment C-, crime D, amenities 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); Carencro Middle School (math 18% / reading 28%, grade F, #145 of 218 statewide, top 69%, 665 students, 75% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL).
• Market conditions: 426 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 998 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,173 (26.2% 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 998 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.64% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.10%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $252,030
• List price: $216,990
• Delta: -13.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Linares St	0.30mi	3/2.0	1,427 (+0%)	6mo	$162,000	$114	80
315 Dunwoody Ct	0.41mi	3/2.0	1,422 (0%)	4mo	$218,753	$154	78
405 Auburn Dr	0.24mi	3/2.0	1,345 (-5%)	7mo	$135,000	$100	74
902 Pelican Ridge Cv	0.48mi	3/2.0	1,410 (-1%)	6mo	$200,000	$142	72
223 Cainwood Ct	0.31mi	3/2.0	1,546 (+9%)	0mo	$231,937	$150	71
104 White Stripe Cv	0.40mi	3/2.0	1,478 (+4%)	7mo	$217,500	$147	69
103 Linares St	0.33mi	3/1.0	1,500 (+6%)	6mo	$95,000	$63	66
322 Dunwoody Ct	0.45mi	3/2.0	1,578 (+11%)	2mo	$232,214	$147	59
149 Luxford Way	0.64mi	3/2.0	1,525 (+7%)	1mo	$250,000	$164	57
208 Luxford Way	0.58mi	3/2.0	1,617 (+14%)	3mo	$255,000	$158	48
126 Bradford Dr	0.46mi	4/3.0 (+1)	1,631 (+15%)	6mo	$75,000	$46	40
105 Starboard Loop	0.61mi	4/2.0 (+1)	1,623 (+14%)	5mo	$225,000	$139	38

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: -30.5%
• Equity multiple: -0.01×
• Total profit: $-71,155
• Equity at exit: $37,578

10-year hold

• IRR: -32.7%
• Equity multiple: -0.43×
• Total profit: $-100,929
• Equity at exit: $21,791

Cash invested: $70,568 (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: 61 active · 24 under contract
• Months of supply: 21.5 mo (5%/mo absorbed)
• Median asking: $209,677 ($154/sqft)
• Median days on market: 181 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70520

• Home prices YoY: -17.6%
• Active inventory: 426
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,780/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-476

Break-even live

Break-even rent $2,205

Max offer price $183,101

Occupancy floor —

Sensitivity live

Price	-10% $-302	-5% $-389	+0% $-476	+5% $-563	+10% $-651
Rent	-10% $-603	-5% $-540	+0% $-476	+5% $-413	+10% $-350
Rate	-1.0pp $-349	-0.5pp $-412	base $-476	+0.5pp $-542	+1.0pp $-608

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: $63,007
• Closing costs: $7,561
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Ira St Carencro, LA	3.0	2.0	1557	$1,850	$1.19	5d	1	0.15mi
321 Bradford Dr Carencro, LA	3.0	1.0	1109	$1,100	$0.99	51d	1	0.22mi
300 Pelican Ridge Cv Carencro, LA	3.0	2.0	1415	$1,575	$1.11	1d	1	0.23mi
214 Bradford Dr Carencro, LA	3.0	1.0	1108	$1,300	$1.17	2d	1	0.30mi
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	184d	1	0.75mi
4412 N University Ave Carencro, LA	2.0	1.0	1377	$1,200	$0.87	22d	1	0.78mi
205 Oak Path Dr Unit 1 Carencro, LA	3.0	2.0	1657	$2,200	$1.33	37d	1	0.82mi
205 Oak Path Dr Carencro, LA	3.0	2.0	1527	$2,100	$1.38	1d	1	0.82mi
205 Oak Path Dr Carencro, LA	3.0	2.0	1527	$2,100	$1.38	22d	1	0.82mi
125 Brina Ln Carencro, LA	2.0	1.0	896	$850	$0.95	37d	1	0.85mi
108 Southern Oak Dr Lafayette, LA	4.0	2.0	1874	$2,145	$1.14	0d	1	0.96mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	184d	1	1.11mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	162d	1	1.11mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	184d	1	1.30mi
204 Armstrong Dr Carencro, LA	3.0	2.0	1087	$1,595	$1.47	10d	1	1.35mi
202 Rampart St Carencro, LA	3.0	1.0	1100	$1,100	$1.00	21d	1	1.49mi
202 Rampart St Carencro, LA	3.0	1.0	1100	$1,100	$1.00	10d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $216,990 Active 998 DOM
2. 2026-11-07
   days on market $216,990 Active 997 DOM
3. 2026-11-06
   days on market $216,990 Active 996 DOM
4. 2026-11-05
   days on market $216,990 Active 995 DOM
5. 2026-11-04
   days on market $216,990 Active 994 DOM
6. 2026-11-02
   days on market $216,990 Active 992 DOM
7. 2026-11-01
   days on market $216,990 Active 991 DOM
8. 2026-10-31
   days on market $216,990 Active 990 DOM
9. 2026-10-30
   days on market $216,990 Active 989 DOM
10. 2026-10-29
    days on market $216,990 Active 988 DOM
11. 2026-10-28
    days on market $216,990 Active 987 DOM
12. 2026-10-27
    days on market $216,990 Active 986 DOM
13. 2026-10-26
    days on market $216,990 Active 985 DOM
14. 2026-10-25
    days on market $216,990 Active 984 DOM
15. 2026-10-24
    days on market $216,990 Active 983 DOM
16. 2026-10-23
    days on market $216,990 Active 982 DOM
17. 2026-10-22
    days on market $216,990 Active 981 DOM
18. 2026-10-21
    days on market $216,990 Active 980 DOM
19. 2026-10-20
    days on market $216,990 Active 979 DOM
20. 2026-10-19
    days on market $216,990 Active 978 DOM
21. 2026-10-18
    days on market $216,990 Active 977 DOM
22. 2026-10-17
    days on market $216,990 Active 976 DOM
23. 2026-10-16
    days on market $216,990 Active 975 DOM
24. 2026-10-15
    days on market $216,990 Active 974 DOM
25. 2026-10-14
    days on market $216,990 Active 973 DOM
26. 2026-10-13
    days on market $216,990 Active 972 DOM
27. 2026-10-12
    days on market $216,990 Active 971 DOM
28. 2026-10-11
    days on market $216,990 Active 970 DOM
29. 2026-10-10
    days on market $216,990 Active 969 DOM
30. 2026-10-09
    days on market $216,990 Active 968 DOM
31. 2026-10-08
    days on market $216,990 Active 967 DOM
32. 2026-10-07
    days on market $216,990 Active 966 DOM
33. 2026-10-06
    days on market $216,990 Active 965 DOM
34. 2026-10-05
    days on market $216,990 Active 964 DOM
35. 2026-10-04
    days on market $216,990 Active 963 DOM
36. 2026-10-03
    days on market $216,990 Active 962 DOM
37. 2026-10-03
    days on market $216,990 Active 961 DOM
38. 2026-10-01
    days on market $216,990 Active 960 DOM
39. 2026-09-30
    days on market $216,990 Active 959 DOM
40. 2026-09-29
    days on market $216,990 Active 958 DOM
41. 2026-09-28
    days on market $216,990 Active 957 DOM
42. 2026-09-27
    days on market $216,990 Active 956 DOM
43. 2026-09-26
    days on market $216,990 Active 955 DOM
44. 2026-09-25
    days on market $216,990 Active 954 DOM
45. 2026-09-24
    days on market $216,990 Active 953 DOM
46. 2026-09-24
    days on market $216,990 Active 952 DOM
47. 2026-09-22
    days on market $216,990 Active 951 DOM
48. 2026-09-21
    days on market $216,990 Active 950 DOM
49. 2026-09-20
    days on market $216,990 Active 949 DOM
50. 2026-09-19
    days on market $216,990 Active 948 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: $19,221
• − Mortgage interest: −$14,118
• − Property taxes: −$3,780
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$7,332
• Taxable loss: −$10,344
• Est. tax savings @ 24.0%: +$2,483
• After-tax cash flow: $-3,234/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 needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both HVAC maintenance and tune-up — Ensures system is running efficiently and reduces energy costs ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Live Oak Elementary School F LA #402/646 Nat'l #31,434/41,679 Middle Carencro Middle School F LA #145/218 Nat'l #11,007/14,009 High Carencro High School F LA #127/265 Nat'l #11,215/17,239

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 69/100

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 · 280,930 people
• City population: 20,134
• Metro: Lafayette, LA
• Population (ZIP): 20,134
• Household income: $65,956
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 15% 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 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 1% Other Indo-European 1%

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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: ▼ -33.62%
• Current HPI: 157.0194
• 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 event — show timeline

• 2024-02-14 Listed $216,990 Zillow