130 Herlil Cir · Cankton, LA 70520

$179,000

3 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 48 Days on market

Built 2003 9,147 sqft lot $147/sqft · 23% below area Est $235k · 24% under

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold prior to listing

Key facts

• Newer roof
• Large yard
• Flood zone x

Tags

• NEWER ROOF
• LARGE YARD
• OUTSIDE STORAGE SHOP AREA
• FLOOD ZONE X

Property features AI

Exterior

• Parking: Covered carport for 2 vehicles; 2 total parking spaces
• Utilities: Public sewer; Electric service by SLEMCO
• Home design: Single family residence
• Construction: Brick veneer and vinyl siding with frame construction
• Exterior features: Composition roof; City street and paved road frontage

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (10.2% below list).
• Recommended offer: $161k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#251 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D, crime F, 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: Ossun Elementary School (math 35% / reading 38%, grade F, #269 of 646 statewide, top 42%, 519 students, 76% 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 schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 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; 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 $5k 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 ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $122k; 47% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,773 (10.2% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $234,529
• List price: $179,000
• Delta: -23.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Collins Dr	0.67mi	3/1.0	1,107 (-9%)	4mo	$123,500	$112	47
107 Spanish Oak Dr	0.71mi	3/2.0	1,324 (+9%)	6mo	$225,000	$170	46
126 Lindsey Cir	0.61mi	3/2.0	1,367 (+13%)	10mo	$153,000	$112	42
108 Lindsey Cir	0.73mi	3/1.0	1,180 (-3%)	23mo	$110,000	$93	38
117 Old Heritage Ln	0.59mi	3/2.0	1,390 (+14%)	15mo	$230,000	$165	36
127 Collins Dr	0.60mi	3/1.0	1,100 (-9%)	20mo	$138,000	$125	36

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-18,720
• Equity at exit: $26,689

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,210
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $162

Break-even live

Break-even rent $1,402

Max offer price $179,000

Occupancy floor 85%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $179,000 Active 48 DOM
2. 2026-06-17
   days on market $179,000 Active 47 DOM
3. 2026-06-16
   days on market $179,000 Active 46 DOM
4. 2026-06-15
   days on market $179,000 Active 45 DOM
5. 2026-06-14
   days on market $179,000 Active 43 DOM
6. 2026-06-13
   days on market $179,000 Active 42 DOM
7. 2026-06-10
   days on market $179,000 Active 40 DOM
8. 2026-06-09
   days on market $179,000 Active 39 DOM
9. 2026-06-08
   days on market $179,000 Active 38 DOM
10. 2026-06-07
    days on market $179,000 Active 37 DOM
11. 2026-06-05
    days on market $179,000 Active 34 DOM
12. 2026-06-03
    days on market $179,000 Active 33 DOM
13. 2026-06-02
    days on market $179,000 Active 32 DOM
14. 2026-06-01
    days on market $179,000 Active 31 DOM
15. 2026-05-31
    days on market $179,000 Active 30 DOM
16. 2026-05-30
    days on market $179,000 Active 29 DOM
17. 2026-04-30
    listed $185,000 Active 313-char remark
18. 2022-06-13
    listed $178,000
19. 2015-07-17
    soldstatus $121,900

    Show marketing remark (21 chars)

    Sold prior to listing

20. 2015-07-16
    listed $121,900

    Show marketing remark (21 chars)

    Sold prior to listing

21. 2015-07-07
    soldstatus $121,900
22. 2015-06-25
    soldstatus $95,000
23. 2014-09-26
    listed $121,900
24. 2010-05-28
    soldstatus $135,000
25. 2010-05-27
    soldstatus $135,000
26. 2009-11-03
    listed $139,000

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $19,293
• − Mortgage interest: −$10,027
• − Property taxes: −$1,134
• − Insurance: −$895
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$5,207
• Taxable loss: −$1,057
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,202/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 — Cankton

• Score: 60/100
• State rank: #251
• US rank: #18822

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing C Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+28.8% since first listed

11 events — show timeline

• 2026-05-28 Price Changed $179,000 AcadianaMLS
• 2026-04-30 Listed $185,000 AcadianaMLS
• 2022-06-13 Listed $178,000 AcadianaMLS
• 2015-07-17 Sold (MLS) $121,900 AcadianaMLS
• 2015-07-16 Listed $121,900 AcadianaMLS
• 2015-07-07 Sold (Public Records) $121,900 Public Records
• 2015-06-25 Sold (MLS) $95,000 AcadianaMLS
• 2014-09-26 Listed $121,900 AcadianaMLS
• 2010-05-28 Sold (Public Records) $135,000 Public Records
• 2010-05-27 Sold (MLS) $135,000 AcadianaMLS
• 2009-11-03 Listed $139,000 AcadianaMLS

Property tax history

+9.8%/yr

Latest (2025): $1,134 · -1.3% YoY. Source: county tax records.