105 Hester Way · Carencro, LA 70520

$203,470

2 bd · 2.0 ba · 1,190 sqft · SingleFamily · 53 Days on market

Built 2026 Excellent condition 6,969 sqft lot $171/sqft · 13% below area Est $233k · 13% under $42/mo HOA · 3% of rent

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Why this score? — see what drove the D 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 +13.2/15.0
• Cash flow +9.9/30.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This Hinds II H has an open floor plan with upgraded framed bathroom mirrors & more. Additional plan features include blinds on all windows, granite counters, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows and much more!

Key facts

• 6,969 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $203k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (17.7% below list).
• Recommended offer: $167k (17.7% below list) — sets the bar for 1% rule.

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: 281 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 $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 53 days — a 3% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $167,492 (17.7% 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 53 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $232,773
• List price: $203,470
• Delta: -12.59%
• 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
209 Hester Way	0.03mi	2/2.0	1,190 (0%)	6mo	$205,695	$173	94
215 Hester Way	0.06mi	3/2.0 (+1)	1,225 (+3%)	3mo	$207,775	$170	85
214 Hester Way	0.04mi	3/2.0 (+1)	1,283 (+8%)	3mo	$210,700	$164	78
218 Hester Way	0.05mi	3/2.0 (+1)	1,283 (+8%)	8mo	$209,895	$164	73
302 Auburn Dr	0.21mi	3/1.0 (+1)	1,100 (-8%)	7mo	$75,000	$68	63
209 Cainwood Ct	0.25mi	3/2.0 (+1)	1,321 (+11%)	3mo	$210,787	$160	62
314 Auburn Dr	0.24mi	3/1.0 (+1)	1,100 (-8%)	7mo	$75,000	$68	62
405 Auburn Dr	0.33mi	3/2.0 (+1)	1,345 (+13%)	2mo	$135,000	$100	56
310 Bradford Dr	0.26mi	3/1.0 (+1)	1,082 (-9%)	9mo	$119,000	$110	56
129 Bradford Dr	0.39mi	3/1.5 (+1)	1,362 (+14%)	3mo	$72,800	$53	49
203 Auburn Dr	0.30mi	3/2.0 (+1)	1,365 (+15%)	11mo	$150,000	$110	48
123 Ira St	0.48mi	2/1.0	1,025 (-14%)	10mo	$75,000	$73	42

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-40,878
• Equity at exit: $30,338

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-45,635
• Equity at exit: $17,592

Cash invested: $56,972 (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: 281
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,067
• Tax est. 1.5%: −$254 /mo · $3,052/yr
• Insurance: −$85
• HOA: −$42
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-125

Break-even live

Break-even rent $1,833

Max offer price $185,390

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-55	+0% $-125	+5% $-195	+10% $-266
Rent	-10% $-257	-5% $-191	+0% $-125	+5% $-59	+10% $7
Rate	-1.0pp $-22	-0.5pp $-73	base $-125	+0.5pp $-178	+1.0pp $-231

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: $50,868
• Closing costs: $6,104
• 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	45d	1	1.01mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	1.01mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: internet

Listing history 20 events

1. 2026-06-21
   days on market $203,470 Active 53 DOM
2. 2026-06-18
   days on market $203,470 Active 50 DOM
3. 2026-06-17
   days on market $203,470 Active 49 DOM
4. 2026-06-16
   days on market $203,470 Active 48 DOM
5. 2026-06-15
   days on market $203,470 Active 47 DOM
6. 2026-06-14
   days on market $203,470 Active 45 DOM
7. 2026-06-13
   days on market $203,470 Active 44 DOM
8. 2026-06-10
   days on market $203,470 Active 42 DOM
9. 2026-06-09
   days on market $203,470 Active 41 DOM
10. 2026-06-08
    days on market $203,470 Active 40 DOM
11. 2026-06-07
    days on market $203,470 Active 39 DOM
12. 2026-06-05
    days on market $203,470 Active 36 DOM
13. 2026-06-03
    days on market $203,470 Active 35 DOM
14. 2026-06-02
    days on market $203,470 Active 34 DOM
15. 2026-06-01
    days on market $203,470 Active 33 DOM
16. 2026-05-31
    days on market $203,470 Active 32 DOM
17. 2026-05-30
    days on market $203,470 Active 31 DOM
18. 2026-05-01
    listed $203,470 Active 559-char remark

    Show marketing remark (559 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This Hinds II H has an open floor plan with upgraded framed bathroom mirrors & more. Additional plan features include blinds on all windows, granite counters, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows and much more!

19. 2026-04-29
    status Active 584-char remark

    Show marketing remark (584 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction built by DSLD HOMES in the NEW Willowbrook Community. This Hinds II H has an open floor plan with upgraded framed bathroom mirrors & more. Additional plan features include blinds on all windows, granite counters, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows and much more!

20. 2026-02-25
    listed $203,470 584-char remark

    Show marketing remark (584 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction built by DSLD HOMES in the NEW Willowbrook Community. This Hinds II H has an open floor plan with upgraded framed bathroom mirrors & more. Additional plan features include blinds on all windows, granite counters, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows and much more!

ⓘ 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: $20,099
• − Mortgage interest: −$11,397
• − Property taxes: −$3,052
• − Insurance: −$1,017
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$504
• − Depreciation: −$5,919
• Taxable loss: −$5,007
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $-298/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 · 1 photo

Excellent 100/100 None rehab

This newly constructed home in the Willowbrook Community is in excellent condition with no visible repairs or maintenance needed. It offers a high ROI with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Install smart home security system — Improves safety and adds modern amenities
• Both Add smart lighting system — Enhances energy efficiency and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install smart home security system — Improves safety and adds modern amenities ↑
• Both Add smart lighting system — Enhances energy efficiency and adds modern amenities ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-01 Listed $203,470 Zillow
• 2026-04-29 Relisted — AcadianaMLS
• 2026-02-25 Listed $203,470 AcadianaMLS