Princeton IV H Plan · Carencro, LA 70520

$216,990

3 bd · 2.0 ba · 1,422 sqft · SingleFamily · 952 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
• Condition / age +4.8/5.0
• Cash flow +4.5/30.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• 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 952 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 — $252,928.

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 $-653 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (36.1% below list).
• Recommended offer: $139k (36.1% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.7% 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: 372 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 952 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,562 (36.1% 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 952 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.55% ✗
• Cap rate: 3.19%
• Cash-on-cash: -11.07%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

• ARV (median comp): $252,928
• List price: $216,990
• Delta: -14.21%
• 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
211 Cainwood Ct	0.26mi	3/2.0	1,422 (0%)	6mo	$220,177	$155	83
102 Linares St	0.30mi	3/2.0	1,427 (+0%)	5mo	$162,000	$114	81
315 Dunwoody Ct	0.41mi	3/2.0	1,422 (0%)	2mo	$218,753	$154	79
405 Auburn Dr	0.24mi	3/2.0	1,345 (-5%)	5mo	$135,000	$100	76
214 Hester Way	0.08mi	3/2.0	1,283 (-10%)	6mo	$210,700	$164	75
902 Pelican Ridge Cv	0.48mi	3/2.0	1,410 (-1%)	4mo	$200,000	$142	73
104 White Stripe Cv	0.40mi	3/2.0	1,478 (+4%)	5mo	$217,500	$147	70
103 Linares St	0.33mi	3/1.0	1,500 (+6%)	5mo	$95,000	$63	68
322 Dunwoody Ct	0.45mi	3/2.0	1,578 (+11%)	1mo	$232,214	$147	60
208 Luxford Way	0.58mi	3/2.0	1,617 (+14%)	1mo	$255,000	$158	49
126 Bradford Dr	0.46mi	4/3.0 (+1)	1,631 (+15%)	4mo	$75,000	$46	41
105 Starboard Loop	0.61mi	4/2.0 (+1)	1,623 (+14%)	4mo	$225,000	$139	40

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: -36.4%
• Equity multiple: -0.17×
• Total profit: $-82,572
• Equity at exit: $37,712

10-year hold

• IRR: -50.9%
• Equity multiple: -0.77×
• Total profit: $-125,395
• Equity at exit: $21,869

Cash invested: $70,820 (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: 56 active · 19 under contract
• Months of supply: 17.7 mo (6%/mo absorbed)
• Median asking: $211,056 ($155/sqft)
• Median days on market: 492 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +14.4% above current asking $/sqft

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

ZIP-level market 70520

• Home prices YoY: -17.6%
• Active inventory: 372
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$1,326
• Tax est. 1.5%: −$316 /mo · $3,794/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-653

Break-even live

Break-even rent $2,213

Max offer price $158,396

Occupancy floor —

Sensitivity live

Price	-10% $-478	-5% $-566	+0% $-653	+5% $-741	+10% $-828
Rent	-10% $-763	-5% $-708	+0% $-653	+5% $-599	+10% $-544
Rate	-1.0pp $-526	-0.5pp $-589	base $-653	+0.5pp $-719	+1.0pp $-786

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: $63,232
• Closing costs: $7,588
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Bradford Dr Carencro, LA	3.0	1.0	1109	$1,100	$0.99	6d	1	0.22mi
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	139d	1	0.75mi
125 Brina Ln Carencro, LA	2.0	1.0	896	$850	$0.95	0d	1	0.85mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	117d	1	1.11mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	139d	1	1.11mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	139d	1	1.30mi
204 Armstrong Dr Carencro, LA	3.0	2.0	1087	$1,595	$1.47	6d	1	1.35mi

Listing history 50 events

1. 2026-09-24
   days on market $216,990 Active 952 DOM
2. 2026-09-22
   days on market $216,990 Active 951 DOM
3. 2026-09-21
   days on market $216,990 Active 950 DOM
4. 2026-09-20
   days on market $216,990 Active 949 DOM
5. 2026-09-19
   days on market $216,990 Active 948 DOM
6. 2026-09-18
   days on market $216,990 Active 947 DOM
7. 2026-09-17
   days on market $216,990 Active 946 DOM
8. 2026-09-16
   days on market $216,990 Active 945 DOM
9. 2026-09-15
   days on market $216,990 Active 944 DOM
10. 2026-09-14
    days on market $216,990 Active 943 DOM
11. 2026-09-13
    days on market $216,990 Active 942 DOM
12. 2026-09-12
    days on market $216,990 Active 941 DOM
13. 2026-09-11
    days on market $216,990 Active 940 DOM
14. 2026-09-05
    days on market $216,990 Active 934 DOM
15. 2026-09-04
    days on market $216,990 Active 933 DOM
16. 2026-09-03
    days on market $216,990 Active 932 DOM
17. 2026-08-31
    days on market $216,990 Active 929 DOM
18. 2026-08-30
    days on market $216,990 Active 928 DOM
19. 2026-08-29
    days on market $216,990 Active 927 DOM
20. 2026-08-28
    days on market $216,990 Active 926 DOM
21. 2026-08-27
    days on market $216,990 Active 925 DOM
22. 2026-08-25
    days on market $216,990 Active 923 DOM
23. 2026-08-24
    days on market $216,990 Active 922 DOM
24. 2026-08-23
    days on market $216,990 Active 921 DOM
25. 2026-08-22
    days on market $216,990 Active 920 DOM
26. 2026-08-21
    days on market $216,990 Active 919 DOM
27. 2026-08-20
    days on market $216,990 Active 918 DOM
28. 2026-08-19
    days on market $216,990 Active 917 DOM
29. 2026-08-18
    days on market $216,990 Active 916 DOM
30. 2026-08-17
    days on market $216,990 Active 915 DOM
31. 2026-08-16
    days on market $216,990 Active 914 DOM
32. 2026-08-15
    days on market $216,990 Active 913 DOM
33. 2026-08-14
    days on market $216,990 Active 912 DOM
34. 2026-08-13
    days on market $216,990 Active 911 DOM
35. 2026-08-12
    days on market $216,990 Active 910 DOM
36. 2026-08-11
    days on market $216,990 Active 909 DOM
37. 2026-08-10
    days on market $216,990 Active 908 DOM
38. 2026-08-09
    days on market $216,990 Active 907 DOM
39. 2026-08-08
    days on market $216,990 Active 906 DOM
40. 2026-08-07
    days on market $216,990 Active 905 DOM
41. 2026-08-06
    days on market $216,990 Active 904 DOM
42. 2026-08-05
    days on market $216,990 Active 903 DOM
43. 2026-08-04
    days on market $216,990 Active 902 DOM
44. 2026-08-03
    days on market $216,990 Active 901 DOM
45. 2026-07-31
    days on market $216,990 Active 898 DOM
46. 2026-07-30
    days on market $216,990 Active 897 DOM
47. 2026-07-29
    days on market $216,990 Active 896 DOM
48. 2026-07-27
    days on market $216,990 Active 894 DOM
49. 2026-07-23
    days on market $216,990 Active 890 DOM
50. 2026-07-22
    days on market $216,990 Active 889 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: $16,627
• − Mortgage interest: −$14,168
• − Property taxes: −$3,794
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$7,358
• Taxable loss: −$12,617
• Est. tax savings @ 24.0%: +$3,028
• After-tax cash flow: $-4,811/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%
• 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%

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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