212 Hester Way · Carencro, LA 70520

$209,677

3 bd · 2.0 ba · 1,236 sqft · SingleFamily · 59 Days on market

Built 2026 Excellent condition 6,969 sqft lot $42/mo HOA · 3% of rent

---

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 +6.6/30.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.9/10.0
• 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. * BACKS TO POND! The Wagner II G has an open flowing floor plan with upgraded quartz counters, luxury vinyl plank flooring added in primary bedroom & hardware for cabinet. Additional plan features include blinds on all windows, birch cabinets, vinyl plank flooring in living room & all wet areas, kitchen island with undermount sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, radiant barrier roof decking, low E tilt-in windows & much more!

Key facts

• Quartz counters
• New construction
• Waterfront lot

Tags

• WATERFRONT LOT
• NEW CONSTRUCTION
• OPEN FLOWING FLOOR PLAN
• QUARTZ COUNTERS
• LUXURY VINYL PLANK FLOORING
• BLINDS ON ALL WINDOWS

Property features AI

Finance

• Other: Directions available for access to the community
• HOA & community: Community association with management; Association fee $42.50 per month (includes accounting and insurance)

Exterior

• Parking: Carport (1 space); 1 covered parking space; Total 1 parking space
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Under construction; Residential zoning
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Outdoor lighting; Porch; Pond (waterfront)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Carpet; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); Dining room; Kitchen; Living room; Quartz counters
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $209,677 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,505.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (20.1% below list).
• Recommended offer: $167k (20.1% 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); 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: 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 $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 59 days — a 3% lower offer ($203k) 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.

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 $167,492 (20.1% 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 59 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.69% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.1

CMA / ARV

• ARV (median comp): $243,505
• List price: $209,677
• Delta: -13.89%
• 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
215 Hester Way	0.05mi	3/2.0	1,225 (-1%)	3mo	$207,775	$170	93
214 Hester Way	0.03mi	3/2.0	1,283 (+4%)	3mo	$210,700	$164	90
218 Hester Way	0.03mi	3/2.0	1,283 (+4%)	8mo	$209,895	$164	85
209 Hester Way	0.03mi	2/2.0 (-1)	1,190 (-4%)	6mo	$205,695	$173	83
209 Cainwood Ct	0.23mi	3/2.0	1,321 (+7%)	3mo	$210,787	$160	75
405 Auburn Dr	0.33mi	3/2.0	1,345 (+9%)	2mo	$135,000	$100	68
222 Cainwood Ct	0.15mi	3/2.0	1,394 (+13%)	10mo	$215,000	$154	63
302 Auburn Dr	0.22mi	3/1.0	1,100 (-11%)	7mo	$75,000	$68	62
314 Auburn Dr	0.24mi	3/1.0	1,100 (-11%)	7mo	$75,000	$68	61
129 Bradford Dr	0.40mi	3/1.5	1,362 (+10%)	3mo	$72,800	$53	60
310 Bradford Dr	0.27mi	3/1.0	1,082 (-12%)	9mo	$119,000	$110	55
902 Pelican Ridge Cv	0.48mi	3/2.0	1,410 (+14%)	1mo	$200,000	$142	53

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: -28.6%
• Equity multiple: 0.05×
• Total profit: $-64,987
• Equity at exit: $36,307

10-year hold

• IRR: -27.9%
• Equity multiple: -0.31×
• Total profit: $-89,320
• Equity at exit: $21,054

Cash invested: $68,181 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,277
• Tax est. 1.5%: −$304 /mo · $3,653/yr
• Insurance: −$101
• HOA: −$42
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-402

Break-even live

Break-even rent $2,183

Max offer price $185,390

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-317	+0% $-402	+5% $-486	+10% $-570
Rent	-10% $-534	-5% $-468	+0% $-402	+5% $-335	+10% $-269
Rate	-1.0pp $-279	-0.5pp $-340	base $-402	+0.5pp $-465	+1.0pp $-529

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: $60,876
• Closing costs: $7,305
• 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	1.03mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	22d	1	1.03mi

HOA detail

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

Listing history 19 events

1. 2026-06-21
   days on market $209,677 Active 59 DOM
2. 2026-06-18
   days on market $209,677 Active 56 DOM
3. 2026-06-17
   days on market $209,677 Active 55 DOM
4. 2026-06-16
   days on market $209,677 Active 54 DOM
5. 2026-06-15
   days on market $209,677 Active 53 DOM
6. 2026-06-14
   days on market $209,677 Active 51 DOM
7. 2026-06-13
   days on market $209,677 Active 50 DOM
8. 2026-06-10
   days on market $209,677 Active 48 DOM
9. 2026-06-09
   days on market $209,677 Active 47 DOM
10. 2026-06-08
    days on market $209,677 Active 46 DOM
11. 2026-06-07
    days on market $209,677 Active 45 DOM
12. 2026-06-05
    days on market $209,677 Active 42 DOM
13. 2026-06-03
    days on market $209,677 Active 41 DOM
14. 2026-06-02
    days on market $209,677 Active 40 DOM
15. 2026-06-01
    days on market $209,677 Active 39 DOM
16. 2026-05-31
    days on market $209,677 Active 38 DOM
17. 2026-05-30
    days on market $209,677 Active 37 DOM
18. 2026-04-24
    listed $209,677 Active 624-char remark

    Show marketing remark (624 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. * BACKS TO POND! The Wagner II G has an open flowing floor plan with upgraded quartz counters, luxury vinyl plank flooring added in primary bedroom & hardware for cabinet. Additional plan features include blinds on all windows, birch cabinets, vinyl plank flooring in living room & all wet areas, kitchen island with undermount sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, radiant barrier roof decking, low E tilt-in windows & much more!

19. 2026-04-23
    listed $209,677 Active 656-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $20,099
• − Mortgage interest: −$13,640
• − Property taxes: −$3,653
• − Insurance: −$1,218
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$504
• − Depreciation: −$7,084
• Taxable loss: −$9,215
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-2,608/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 · 6 photos

Excellent 100/100 None rehab

This newly constructed home in Willowbrook Community is move-in ready with excellent condition and modern features.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Smart home integration — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds modern appeal ↑

ⓘ 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

2 events — show timeline

• 2026-04-24 Listed $209,677 Zillow
• 2026-04-23 Listed $209,677 AcadianaMLS