119 Yonkers Dr · Carencro, LA 70507

$323,500

5 bd · 3.0 ba · 2,772 sqft · Land · 48 Days on market

5,662 sqft lot $40/mo HOA · 2% of rent ↓ 58% since listing

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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 +7.0/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Join us in the Rosemont at Stable View in Lafayette, Louisiana. This expansive two-story home combines a modern design of 5 bedrooms and 3 bathrooms with functionality in mind, making it perfect for anyone seeking both comfort and style. The first floor features a well-organized open concept layout. Upon entering, you are greeted with ceilings that extend all the way up to the second floor. You will find a private study tucked away bathroom for guests. The staircase, garage entrance and utility room are near the entrance. Continuing forward, at the heart of the home is the kitchen, seamlessly flowing into the living and dining area. The kitchen offers ample countertop space, a spacious island, and a walk-in pantry. The living room windows ideally placed allowing natural light and a perfect view of the covered patio that is located at the back of the home. A luxurious primary suite is located on the first floor offering privacy and convenience. The suite is complete with a large walk-in closet and ensuite bathroom. The second floor boasts 3 more bedrooms, each with generous closet space and a shared full bathroom. The highlight of the upper level is the game room or bonus area, offering endless possibilities for recreation or relaxation. Lastly, your new home will come equipped with top of the line Smart Home Technology, unrivaled warranties for peace of mind, and an Energy Star Certification! Schedule your personal tour of the Rosemont today!

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Listed 48 days

Property features AI

Finance

• HOA & community: Homeowners association with management; Annual association fee of $475

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Garage
• Utilities: Gas service by Atmos; Public sewer; Electric service by SLEMCO
• Home design: Single family residence; New construction; Paved road frontage
• Construction: Brick veneer, HardiPlank, vinyl siding and frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Varied ceiling heights; Walk-in closets; Quartz countertops; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $323,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,669.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $324k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (38.6% below list).
• Recommended offer: $198k (38.6% 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: Carencro Heights Elementary School (math 25% / reading 32%, grade F, #350 of 646 statewide, top 55%, 711 students, 70% FRL); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% 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 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 330 active listings in the ZIP; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 48 days — a 3% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 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 $198,482 (38.6% 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 48 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.70% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 11.8

CMA / ARV

• ARV (median comp): $281,669
• List price: $323,500
• Delta: 14.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-72,245
• Equity at exit: $41,998

10-year hold

• IRR: -25.1%
• Equity multiple: -0.23×
• Total profit: $-97,013
• Equity at exit: $24,354

Cash invested: $78,867 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 330
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,477
• Tax est. 1.5%: −$352 /mo · $4,225/yr
• Insurance: −$117
• HOA: −$40
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-419

Break-even live

Break-even rent $2,515

Max offer price $221,105

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-321	+0% $-419	+5% $-516	+10% $-613
Rent	-10% $-575	-5% $-497	+0% $-419	+5% $-340	+10% $-262
Rate	-1.0pp $-277	-0.5pp $-347	base $-419	+0.5pp $-492	+1.0pp $-566

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: $70,417
• Closing costs: $8,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 19 events

1. 2026-06-21
   days on market $323,500 Active 48 DOM
2. 2026-06-18
   days on market $323,500 Active 45 DOM
3. 2026-06-17
   days on market $323,500 Active 44 DOM

   Show marketing remark (1468 chars)

   Join us in the Rosemont at Stable View in Lafayette, Louisiana. This expansive two-story home combines a modern design of 5 bedrooms and 3 bathrooms with functionality in mind, making it perfect for anyone seeking both comfort and style. The first floor features a well-organized open concept layout. Upon entering, you are greeted with ceilings that extend all the way up to the second floor. You will find a private study tucked away bathroom for guests. The staircase, garage entrance and utility room are near the entrance. Continuing forward, at the heart of the home is the kitchen, seamlessly flowing into the living and dining area. The kitchen offers ample countertop space, a spacious island, and a walk-in pantry. The living room windows ideally placed allowing natural light and a perfect view of the covered patio that is located at the back of the home. A luxurious primary suite is located on the first floor offering privacy and convenience. The suite is complete with a large walk-in closet and ensuite bathroom. The second floor boasts 3 more bedrooms, each with generous closet space and a shared full bathroom. The highlight of the upper level is the game room or bonus area, offering endless possibilities for recreation or relaxation. Lastly, your new home will come equipped with top of the line Smart Home Technology, unrivaled warranties for peace of mind, and an Energy Star Certification! Schedule your personal tour of the Rosemont today!

4. 2026-06-16
   days on market $323,500 Active 43 DOM
5. 2026-06-15
   days on market $323,500 Active 42 DOM
6. 2026-06-14
   days on market $323,500 Active 40 DOM
7. 2026-06-13
   days on market $323,500 Active 39 DOM
8. 2026-06-10
   days on market $323,500 Active 37 DOM
9. 2026-06-09
   days on market $323,500 Active 36 DOM
10. 2026-06-08
    days on market $323,500 Active 35 DOM
11. 2026-06-07
    days on market $323,500 Active 34 DOM
12. 2026-06-05
    days on market $323,500 Active 31 DOM
13. 2026-06-03
    days on market $323,500 Active 30 DOM
14. 2026-06-02
    days on market $323,500 Active 29 DOM
15. 2026-06-01
    days on market $323,500 Active 28 DOM
16. 2026-05-31
    days on market $323,500 Active 27 DOM
17. 2026-05-30
    days on market $323,500 Active 26 DOM
18. 2026-05-04
    listed $323,500 Active 1593-char remark
19. 2025-04-15
    soldstatus $772,500

ⓘ 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: $23,818
• − Mortgage interest: −$15,778
• − Property taxes: −$4,225
• − Insurance: −$1,408
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$480
• − Depreciation: −$8,194
• Taxable loss: −$10,078
• Est. tax savings @ 24.0%: +$2,419
• After-tax cash flow: $-2,604/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
• County: Lafayette Parish · 207,544 people
• City population: 20,134
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

-58.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $323,500 Zillow
• 2026-05-04 Listed $323,500 AcadianaMLS
• 2025-04-15 Sold (Public Records) $772,500 Public Records

Property tax history

+18.4%/yr

Latest (2025): $206 · +18.4% YoY. Source: county tax records.