138 Luxford Way · Carencro, LA 70520

$244,000

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 88 Days on market

Built 2019 6,969 sqft lot $161/sqft · 8% below area Est $273k · 11% under $38/mo HOA · 2% 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 +12.2/15.0
• Cash flow +10.9/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience modern living at its finest in this beautifully crafted 3-bedroom, 2-bath home by Manuel Builders. Designed with both style and functionality in mind, this home offers everything today's buyers are searching for and more.From the moment you walk in, you're greeted by an airy, open layout filled with natural light. The living and kitchen areas connect effortlessly, creating the perfect space for entertaining or simply enjoying everyday life.The thoughtfully designed split floor plan ensures privacy, with a spacious primary suite set apart for a true retreat feel. Conveniently positioned near the laundry room and garage entry, the layout is as practical as it is comfortable.High-end finishes shine throughout, including a granite countertops, custom wood cabinetry, and a versatile neutral palette that makes decorating a breeze.The seamless flow between the living and kitchen spaces is enhanced by elegant architectural details that add warmth and character.At the center of it all a is a stunning kitchen that's both stylish and functional--ideal for hosting, cooking, and making memories.Perfectly located just minutes from Pelican Park and close to all that Carencro has to offer, you'll enjoy easy access to dining, shopping, and recreation.;; Don't miss your chance to own this exceptional home--schedule your private showing today before it's gone!

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (24.6% below list).
• Recommended offer: $184k (24.6% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 88 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $209k; 17% 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 $183,975 (24.6% 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 88 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (median comp): $272,764
• List price: $244,000
• Delta: -10.55%
• 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
220 Oak Path Dr	0.08mi	3/2.0	1,601 (+6%)	7mo	$249,900	$156	81
4000 N University Ave	0.48mi	3/2.0	1,453 (-4%)	1mo	$185,000	$127	70
129 Bradford Dr	0.22mi	3/1.5	1,362 (-10%)	3mo	$72,800	$53	68
512 Wisteria Bend Cir	0.51mi	3/2.0	1,474 (-3%)	4mo	$199,000	$135	68
126 Bradford Dr	0.22mi	4/3.0 (+1)	1,631 (+8%)	1mo	$75,000	$46	67
408 Wisteria Bend Cir	0.60mi	3/2.0	1,485 (-2%)	3mo	$220,000	$148	66
104 Meadowvale Dr	0.63mi	3/2.0	1,526 (+1%)	5mo	$205,000	$134	66
218 Wisteria Bend Cir	0.63mi	3/2.0	1,467 (-3%)	7mo	$230,000	$157	59
103 Linares St	0.73mi	3/1.0	1,500 (-1%)	2mo	$95,000	$63	58
102 Linares St	0.74mi	3/2.0	1,427 (-6%)	2mo	$162,000	$114	54
405 Auburn Dr	0.70mi	3/2.0	1,345 (-11%)	2mo	$135,000	$100	47
106 Tison Rd	0.73mi	4/2.0 (+1)	1,709 (+13%)	4mo	$132,000	$77	37

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-46,535
• Equity at exit: $36,381

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-49,664
• Equity at exit: $21,097

Cash invested: $68,320 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$102
• HOA: −$38
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-109

Break-even live

Break-even rent $1,978

Max offer price $224,730

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-40	+0% $-109	+5% $-178	+10% $-247
Rent	-10% $-254	-5% $-182	+0% $-109	+5% $-36	+10% $36
Rate	-1.0pp $14	-0.5pp $-47	base $-109	+0.5pp $-172	+1.0pp $-237

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	45d	1	0.13mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	45d	1	0.81mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	45d	1	1.40mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	1.40mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 34 events

1. 2026-06-21
   days on market $244,000 Active 88 DOM
2. 2026-06-18
   days on market $244,000 Active 85 DOM
3. 2026-06-17
   days on market $244,000 Active 84 DOM
4. 2026-06-16
   days on market $244,000 Active 83 DOM
5. 2026-06-15
   days on market $244,000 Active 82 DOM
6. 2026-06-14
   days on market $244,000 Active 80 DOM
7. 2026-06-13
   days on market $244,000 Active 79 DOM
8. 2026-06-10
   days on market $244,000 Active 77 DOM
9. 2026-06-09
   days on market $244,000 Active 76 DOM
10. 2026-06-08
    days on market $244,000 Active 75 DOM
11. 2026-06-07
    days on market $244,000 Active 74 DOM
12. 2026-06-05
    days on market $244,000 Active 71 DOM
13. 2026-06-03
    days on market $244,000 Active 70 DOM
14. 2026-06-02
    days on market $244,000 Active 69 DOM
15. 2026-06-01
    days on market $244,000 Active 68 DOM
16. 2026-05-31
    days on market $244,000 Active 67 DOM
17. 2026-05-30
    days on market $244,000 Active 66 DOM
18. 2026-03-25
    listed $249,000 Active 1375-char remark

    Show marketing remark (1375 chars)

    Experience modern living at its finest in this beautifully crafted 3-bedroom, 2-bath home by Manuel Builders. Designed with both style and functionality in mind, this home offers everything today's buyers are searching for and more.From the moment you walk in, you're greeted by an airy, open layout filled with natural light. The living and kitchen areas connect effortlessly, creating the perfect space for entertaining or simply enjoying everyday life.The thoughtfully designed split floor plan ensures privacy, with a spacious primary suite set apart for a true retreat feel. Conveniently positioned near the laundry room and garage entry, the layout is as practical as it is comfortable.High-end finishes shine throughout, including a granite countertops, custom wood cabinetry, and a versatile neutral palette that makes decorating a breeze.The seamless flow between the living and kitchen spaces is enhanced by elegant architectural details that add warmth and character.At the center of it all a is a stunning kitchen that's both stylish and functional--ideal for hosting, cooking, and making memories.Perfectly located just minutes from Pelican Park and close to all that Carencro has to offer, you'll enjoy easy access to dining, shopping, and recreation.;; Don't miss your chance to own this exceptional home--schedule your private showing today before it's gone!

19. 2026-02-22
    price $249,000
20. 2026-01-06
    listed $255,000 Active
21. 2025-11-26
    historical $1,950
22. 2025-11-17
    listed $1,950
23. 2025-11-13
    price $255,000
24. 2025-11-05
    listed $265,000 Active
25. 2024-10-16
    historical $1,800
26. 2024-09-26
    listed $1,800
27. 2024-08-31
    price $235,000
28. 2024-07-09
    price $240,000
29. 2024-06-20
    price $245,000
30. 2024-05-30
    price $249,000
31. 2024-05-21
    price $255,000
32. 2024-05-13
    listed $260,000 Active
33. 2019-04-12
    soldstatus $209,000
34. 2018-07-10
    listed $211,000

ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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 (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: $22,077
• − Mortgage interest: −$13,668
• − Property taxes: −$1,719
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$456
• − Depreciation: −$7,098
• Taxable loss: −$5,616
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $39/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
• 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

+18.0% since first listed

17 events — show timeline

• 2026-03-25 Listed $249,000 AcadianaMLS
• 2026-02-22 Price Changed $249,000 AcadianaMLS
• 2026-01-06 Listed $255,000 AcadianaMLS
• 2025-11-26 Rental Removed $1,950 RAAMLS
• 2025-11-17 Listed for Rent $1,950 RAAMLS
• 2025-11-13 Price Changed $255,000 AcadianaMLS
• 2025-11-05 Listed $265,000 AcadianaMLS
• 2024-10-16 Rental Removed $1,800 RAAMLS
• 2024-09-26 Listed for Rent $1,800 RAAMLS
• 2024-08-31 Price Changed $235,000 AcadianaMLS
• 2024-07-09 Price Changed $240,000 AcadianaMLS
• 2024-06-20 Price Changed $245,000 AcadianaMLS
• 2024-05-30 Price Changed $249,000 AcadianaMLS
• 2024-05-21 Price Changed $255,000 AcadianaMLS
• 2024-05-13 Listed $260,000 AcadianaMLS
• 2019-04-12 Sold (MLS) $209,000 AcadianaMLS
• 2018-07-10 Listed $211,000 AcadianaMLS

Property tax history

+71.7%/yr

Latest (2025): $1,719 · -1.3% YoY. Source: county tax records.