105 Sawtooth Rd · Carencro, LA 70520

$239,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 78 Days on market

Built 2014 0.28 ac lot $160/sqft · 12% below area Est $276k · 13% under

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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 +13.3/15.0
• Cash flow +8.7/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to comfort, convenience, and a little extra breathing room. Nestled on a quiet dead-end street just outside the city limits, this beautifully maintained 3-bedroom, 2-bath home offers the peaceful feel of country living while keeping you just minutes from I-49, Walmart Supercenter, and the growing Carencro area.Inside, you'll find a move in ready home with no carpet, granite and marble countertops, and durable tile and wood laminate flooring throughout. Fresh paint in select areas adds a clean, updated touch, while the flexible office nook features a built-in desk, making it the perfect setup for working from home, homework, or staying organized. The home is also equipped with AT&T Fiber for fast, reliable internet service.The kitchen is designed with everyday function in mind, featuring pull-out pantry drawers for easy access and storage, plus a convenient laundry sink nearby. The spacious layout flows effortlessly into outdoor living where a large 25x27 covered patio becomes the perfect spot for relaxing evenings, weekend grilling, or entertaining friends and family.The fenced backyard offers privacy along with extra space for hobbies and storage, including a shed, concrete runners for RV or boat parking, and plenty of room for gardening, pets, or play.Additional features include a keypad garage entry, remote openers, and a Ring doorbell camera for added convenience and peace of mind.Sellers are motivated and willing to negotiate closing cost assistance with an acceptable offer, making this an excellent opportunity to make this home your own. Come experience the privacy, convenience, and comfort this home has to offer.

Key facts

• No carpet
• Privacy fence
• Storage shed

Tags

• GRANITE AND MARBLE COUNTERTOPS
• NO CARPET
• LAUNDRY SINK
• LARGE COVERED PATIO
• PRIVACY FENCE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (31.0% below list).
• Recommended offer: $166k (31.0% 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: schools C-, employment C-, crime D.
• 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.
• Market conditions: 280 active listings in the ZIP; 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 $7k 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 78 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $208k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $165,649 (31.0% 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 78 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $275,561
• List price: $239,900
• Delta: -12.94%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Sawtooth Rd	0.03mi	3/2.0	1,500 (0%)	20mo	$265,000	$177	82
110 Blushing Groom Dr	0.68mi	3/2.5	1,521 (+1%)	4mo	$255,000	$168	61
710 Saint Esprit Rd	0.41mi	3/2.0	1,316 (-12%)	13mo	$215,000	$163	50

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-51,910
• Equity at exit: $35,770

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-62,166
• Equity at exit: $20,742

Cash invested: $67,172 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-204

Break-even live

Break-even rent $1,914

Max offer price $203,923

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $239,900 Active 78 DOM
2. 2026-06-17
   days on market $239,900 Active 77 DOM
3. 2026-06-16
   days on market $239,900 Active 76 DOM
4. 2026-06-15
   days on market $239,900 Active 75 DOM
5. 2026-06-14
   days on market $239,900 Active 73 DOM
6. 2026-06-13
   days on market $239,900 Active 72 DOM
7. 2026-06-10
   days on market $239,900 Active 70 DOM
8. 2026-06-09
   days on market $239,900 Active 69 DOM
9. 2026-06-08
   days on market $239,900 Active 68 DOM
10. 2026-06-07
    days on market $239,900 Active 67 DOM
11. 2026-06-05
    days on market $239,900 Active 64 DOM
12. 2026-06-03
    days on market $239,900 Active 63 DOM
13. 2026-06-02
    days on market $239,900 Active 62 DOM
14. 2026-06-01
    days on market $239,900 Active 61 DOM
15. 2026-05-31
    days on market $239,900 Active 60 DOM
16. 2026-05-30
    days on market $239,900 Active 59 DOM
17. 2026-05-15
    price $239,900 1664-char remark

    Show marketing remark (1664 chars)

    Welcome home to comfort, convenience, and a little extra breathing room. Nestled on a quiet dead-end street just outside the city limits, this beautifully maintained 3-bedroom, 2-bath home offers the peaceful feel of country living while keeping you just minutes from I-49, Walmart Supercenter, and the growing Carencro area.Inside, you'll find a move in ready home with no carpet, granite and marble countertops, and durable tile and wood laminate flooring throughout. Fresh paint in select areas adds a clean, updated touch, while the flexible office nook features a built-in desk, making it the perfect setup for working from home, homework, or staying organized. The home is also equipped with AT&T Fiber for fast, reliable internet service.The kitchen is designed with everyday function in mind, featuring pull-out pantry drawers for easy access and storage, plus a convenient laundry sink nearby. The spacious layout flows effortlessly into outdoor living where a large 25x27 covered patio becomes the perfect spot for relaxing evenings, weekend grilling, or entertaining friends and family.The fenced backyard offers privacy along with extra space for hobbies and storage, including a shed, concrete runners for RV or boat parking, and plenty of room for gardening, pets, or play.Additional features include a keypad garage entry, remote openers, and a Ring doorbell camera for added convenience and peace of mind.Sellers are motivated and willing to negotiate closing cost assistance with an acceptable offer, making this an excellent opportunity to make this home your own. Come experience the privacy, convenience, and comfort this home has to offer.

18. 2026-04-15
    price $247,000 1664-char remark

    Show marketing remark (1664 chars)

    Welcome home to comfort, convenience, and a little extra breathing room. Nestled on a quiet dead-end street just outside the city limits, this beautifully maintained 3-bedroom, 2-bath home offers the peaceful feel of country living while keeping you just minutes from I-49, Walmart Supercenter, and the growing Carencro area.Inside, you'll find a move in ready home with no carpet, granite and marble countertops, and durable tile and wood laminate flooring throughout. Fresh paint in select areas adds a clean, updated touch, while the flexible office nook features a built-in desk, making it the perfect setup for working from home, homework, or staying organized. The home is also equipped with AT&T Fiber for fast, reliable internet service.The kitchen is designed with everyday function in mind, featuring pull-out pantry drawers for easy access and storage, plus a convenient laundry sink nearby. The spacious layout flows effortlessly into outdoor living where a large 25x27 covered patio becomes the perfect spot for relaxing evenings, weekend grilling, or entertaining friends and family.The fenced backyard offers privacy along with extra space for hobbies and storage, including a shed, concrete runners for RV or boat parking, and plenty of room for gardening, pets, or play.Additional features include a keypad garage entry, remote openers, and a Ring doorbell camera for added convenience and peace of mind.Sellers are motivated and willing to negotiate closing cost assistance with an acceptable offer, making this an excellent opportunity to make this home your own. Come experience the privacy, convenience, and comfort this home has to offer.

19. 2026-04-01
    listed $252,000 Active 1664-char remark

    Show marketing remark (1664 chars)

    Welcome home to comfort, convenience, and a little extra breathing room. Nestled on a quiet dead-end street just outside the city limits, this beautifully maintained 3-bedroom, 2-bath home offers the peaceful feel of country living while keeping you just minutes from I-49, Walmart Supercenter, and the growing Carencro area.Inside, you'll find a move in ready home with no carpet, granite and marble countertops, and durable tile and wood laminate flooring throughout. Fresh paint in select areas adds a clean, updated touch, while the flexible office nook features a built-in desk, making it the perfect setup for working from home, homework, or staying organized. The home is also equipped with AT&T Fiber for fast, reliable internet service.The kitchen is designed with everyday function in mind, featuring pull-out pantry drawers for easy access and storage, plus a convenient laundry sink nearby. The spacious layout flows effortlessly into outdoor living where a large 25x27 covered patio becomes the perfect spot for relaxing evenings, weekend grilling, or entertaining friends and family.The fenced backyard offers privacy along with extra space for hobbies and storage, including a shed, concrete runners for RV or boat parking, and plenty of room for gardening, pets, or play.Additional features include a keypad garage entry, remote openers, and a Ring doorbell camera for added convenience and peace of mind.Sellers are motivated and willing to negotiate closing cost assistance with an acceptable offer, making this an excellent opportunity to make this home your own. Come experience the privacy, convenience, and comfort this home has to offer.

20. 2014-10-06
    soldstatus $208,000 800-char remark

    Show marketing remark (800 chars)

    THIS IS A PROPOSED CONSTRUCTION. You can build this beautiful home today in St. Esprit Estates. This home offers many wonderful features including ceramic and laminate wood floors, granite counter tops, man-made showers and custom cabinets. Oil rubbed bronze fixtures, Whirlpool tub in master bath, large crown moldings throughout the home, wood trim around all of the Jeldwin double insulated and low E energy efficient windows with upgrade insulation throughout home. Stainless steel appliances, 50 Gallon hot water tank and raised panel interior doors. You can select all interior and exterior finishes. Open carports or closed in garage with cement driveway and sidewalks. Also included is a 1 year full warranty and 7 year structure, 35 year architectural shingles and lifetime warranty on Hardi

21. 2013-02-14
    listed $215,000 800-char remark

    Show marketing remark (800 chars)

    THIS IS A PROPOSED CONSTRUCTION. You can build this beautiful home today in St. Esprit Estates. This home offers many wonderful features including ceramic and laminate wood floors, granite counter tops, man-made showers and custom cabinets. Oil rubbed bronze fixtures, Whirlpool tub in master bath, large crown moldings throughout the home, wood trim around all of the Jeldwin double insulated and low E energy efficient windows with upgrade insulation throughout home. Stainless steel appliances, 50 Gallon hot water tank and raised panel interior doors. You can select all interior and exterior finishes. Open carports or closed in garage with cement driveway and sidewalks. Also included is a 1 year full warranty and 7 year structure, 35 year architectural shingles and lifetime warranty on Hardi

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,878
• − Mortgage interest: −$13,438
• − Property taxes: −$1,851
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$6,979
• Taxable loss: −$6,770
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $-819/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

+11.6% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $239,900 AcadianaMLS
• 2026-04-15 Price Changed $247,000 AcadianaMLS
• 2026-04-01 Listed $252,000 AcadianaMLS
• 2014-10-06 Sold (MLS) $208,000 AcadianaMLS
• 2013-02-14 Listed $215,000 AcadianaMLS

Property tax history

+27.1%/yr

Latest (2025): $1,851 · -1.3% YoY. Source: county tax records.