232 Auburn Dr · Carencro, LA 70520

$132,500

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 24 Days on market

Built 1982 7,405 sqft lot Est $129k · at est. ↓ 5% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +6.4/15.0
• 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! This cute well built home featuring 3 bedrooms could be yours. Once you walk through the door of this well maintained home you will sense the pride of ownership. The home has new carpet in living room and all bedrooms. The large yard is perfect for entertaining with a large covered area. The backyard also has a storage shed. This one you must see. Schedule your showing today.

Key facts

• Spacious yard
• Covered area
• Handyshed

Tags

• SPACIOUS YARD
• COVERED AREA
• HANDYSHED

Property features AI

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; City street and paved road frontage; Residential zoning
• Construction: Brick and brick veneer construction; Composition roof
• Exterior features: Covered patio/porch; Deck

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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: Carencro Heights Elementary School (math 25% / reading 32%, grade F, #350 of 646 statewide, top 55%, 711 students, 70% 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).
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• 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 $916 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $130,512 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $129,385
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Auburn Dr	0.09mi	3/1.0	1,100 (-4%)	7mo	$75,000	$68	83
225 Brockton Dr	0.13mi	3/1.0	1,150 (+0%)	13mo	$130,000	$113	82
314 Auburn Dr	0.15mi	3/1.0	1,100 (-4%)	7mo	$75,000	$68	81
213 Bradford Dr	0.15mi	3/1.0	1,122 (-2%)	14mo	$127,500	$114	78
310 Bradford Dr	0.13mi	3/1.0	1,082 (-6%)	9mo	$119,000	$110	77
215 Hester Way	0.18mi	3/2.0	1,225 (+7%)	3mo	$207,775	$170	73
130 Auburn Dr	0.27mi	3/1.0	1,161 (+1%)	15mo	$125,000	$108	73
209 Hester Way	0.18mi	2/2.0 (-1)	1,190 (+4%)	6mo	$205,695	$173	71
214 Hester Way	0.20mi	3/2.0	1,283 (+12%)	3mo	$210,700	$164	64
109 Brockton Dr	0.43mi	3/1.5	1,200 (+5%)	11mo	$135,000	$113	61
218 Hester Way	0.20mi	3/2.0	1,283 (+12%)	8mo	$209,895	$164	60
123 Ira St	0.49mi	2/1.0 (-1)	1,025 (-10%)	10mo	$75,000	$73	46

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $10,164
• Equity at exit: $19,756

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $49,503
• Equity at exit: $11,456

Cash invested: $37,100 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $497

Break-even live

Break-even rent $1,046

Max offer price $132,500

Occupancy floor 65%

Sensitivity live

Price	-10% $572	-5% $535	+0% $497	+5% $460	+10% $422
Rent	-10% $365	-5% $431	+0% $497	+5% $563	+10% $629
Rate	-1.0pp $564	-0.5pp $531	base $497	+0.5pp $463	+1.0pp $428

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: $33,125
• Closing costs: $3,975
• 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	1.21mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	21d	1	1.21mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-06
   listed $132,500 Active
3. 2022-12-13
   soldstatus $122,500 Sold 399-char remark

   Show marketing remark (399 chars)

   Welcome Home! This cute well built home featuring 3 bedrooms could be yours. Once you walk through the door of this well maintained home you will sense the pride of ownership. The home has new carpet in living room and all bedrooms. The large yard is perfect for entertaining with a large covered area. The backyard also has a storage shed. This one you must see. Schedule your showing today.

4. 2022-10-17
   status Pending 399-char remark

   Show marketing remark (399 chars)

   Welcome Home! This cute well built home featuring 3 bedrooms could be yours. Once you walk through the door of this well maintained home you will sense the pride of ownership. The home has new carpet in living room and all bedrooms. The large yard is perfect for entertaining with a large covered area. The backyard also has a storage shed. This one you must see. Schedule your showing today.

5. 2022-10-10
   price $129,000 399-char remark

   Show marketing remark (399 chars)

   Welcome Home! This cute well built home featuring 3 bedrooms could be yours. Once you walk through the door of this well maintained home you will sense the pride of ownership. The home has new carpet in living room and all bedrooms. The large yard is perfect for entertaining with a large covered area. The backyard also has a storage shed. This one you must see. Schedule your showing today.

6. 2022-09-19
   listed $139,500 Active 399-char remark

   Show marketing remark (399 chars)

   Welcome Home! This cute well built home featuring 3 bedrooms could be yours. Once you walk through the door of this well maintained home you will sense the pride of ownership. The home has new carpet in living room and all bedrooms. The large yard is perfect for entertaining with a large covered area. The backyard also has a storage shed. This one you must see. Schedule your showing today.

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $20,099
• − Mortgage interest: −$7,422
• − Property taxes: −$912
• − Insurance: −$662
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,855
• Taxable income: $4,032
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,998/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

-5.0% since first listed

6 events — show timeline

• 2026-04-30 Pending — AcadianaMLS
• 2026-04-06 Listed $132,500 AcadianaMLS
• 2022-12-13 Sold (MLS) $122,500 AcadianaMLS
• 2022-10-17 Pending — AcadianaMLS
• 2022-10-10 Price Changed $129,000 AcadianaMLS
• 2022-09-19 Listed $139,500 AcadianaMLS

Property tax history

+6.9%/yr

Latest (2025): $912 · -1.3% YoY. Source: county tax records.