Cherokee II H Plan · Carencro, LA 70520

$216,990

4 bd · 2.0 ba · 1,458 sqft · SingleFamily · 858 Days on market

Poor condition

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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
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

Key facts

• 2 garage spots
• Listed 858 days

🏗️ New construction. The $216,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,279.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $217k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (19.6% below list).
• Recommended offer: $174k (19.6% 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 $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 858 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,444 (19.6% 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 858 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $252,279
• List price: $216,990
• Delta: -13.99%
• 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
211 Cainwood Ct	0.26mi	3/2.0 (-1)	1,422 (-2%)	2mo	$220,177	$155	77
103 Island Nest Cv	0.25mi	3/2.0 (-1)	1,495 (+2%)	4mo	$219,900	$147	76
102 Linares St	0.30mi	3/2.0 (-1)	1,427 (-2%)	2mo	$162,000	$114	76
104 White Stripe Cv	0.40mi	3/2.0 (-1)	1,478 (+1%)	2mo	$217,500	$147	72
103 Linares St	0.33mi	3/1.0 (-1)	1,500 (+3%)	2mo	$95,000	$63	69
405 Auburn Dr	0.24mi	3/2.0 (-1)	1,345 (-8%)	2mo	$135,000	$100	69
214 Hester Way	0.08mi	3/2.0 (-1)	1,283 (-12%)	3mo	$210,700	$164	69
902 Pelican Ridge Cv	0.48mi	3/2.0 (-1)	1,410 (-3%)	1mo	$200,000	$142	66
209 Cainwood Ct	0.25mi	3/2.0 (-1)	1,321 (-9%)	3mo	$210,787	$160	65
129 Bradford Dr	0.45mi	3/1.5 (-1)	1,362 (-7%)	3mo	$72,800	$53	59
126 Bradford Dr	0.46mi	4/3.0	1,631 (+12%)	1mo	$75,000	$46	54
105 Starboard Loop	0.61mi	4/2.0	1,623 (+11%)	1mo	$225,000	$139	52

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-64,122
• Equity at exit: $37,616

10-year hold

• IRR: -24.6%
• Equity multiple: -0.21×
• Total profit: $-85,691
• Equity at exit: $21,812

Cash invested: $70,638 (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: $1,744 medium
• Mortgage (P&I): −$1,323
• Tax est. 1.5%: −$315 /mo · $3,784/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-365

Break-even live

Break-even rent $2,207

Max offer price $199,414

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-278	+0% $-365	+5% $-453	+10% $-540
Rent	-10% $-503	-5% $-434	+0% $-365	+5% $-296	+10% $-228
Rate	-1.0pp $-238	-0.5pp $-301	base $-365	+0.5pp $-431	+1.0pp $-497

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: $63,070
• Closing costs: $7,568
• 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	0.75mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	45d	1	1.11mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	1.11mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	45d	1	1.30mi

Listing history 18 events

1. 2026-06-21
   days on market $216,990 Active 858 DOM
2. 2026-06-18
   days on market $216,990 Active 855 DOM
3. 2026-06-17
   days on market $216,990 Active 854 DOM
4. 2026-06-16
   days on market $216,990 Active 853 DOM
5. 2026-06-15
   days on market $216,990 Active 852 DOM
6. 2026-06-14
   days on market $216,990 Active 850 DOM
7. 2026-06-13
   days on market $216,990 Active 849 DOM
8. 2026-06-10
   days on market $216,990 Active 847 DOM
9. 2026-06-09
   days on market $216,990 Active 846 DOM
10. 2026-06-08
    days on market $216,990 Active 845 DOM
11. 2026-06-07
    days on market $216,990 Active 844 DOM
12. 2026-06-05
    days on market $216,990 Active 841 DOM
13. 2026-06-03
    days on market $216,990 Active 840 DOM
14. 2026-06-02
    days on market $216,990 Active 839 DOM
15. 2026-06-01
    days on market $216,990 Active 838 DOM
16. 2026-05-31
    days on market $216,990 Active 837 DOM
17. 2026-05-30
    days on market $216,990 Active 836 DOM
18. 2024-02-14
    listed $216,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Discover the Cherokee II H floor plan by DSLD Homes, an energy-efficient home designed to provide maximum comfort, functionality, and style. With 1,458 square feet of living space and a total area of 2,034 square feet, this home offers the perfect balance of spaciousness and energy-saving features, making it ideal for modern families. The open floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming and functional space for both everyday living and entertaining. The layout includes four bedrooms and two bathrooms, offering ample room for families to grow, with plenty of space for work or play. The kitchen is designed with modern functionality in mind, featuring recessed can lighting and a walk-in pantry that provides excellent storage for all your kitchen essentials. The walk-in master closet offers generous space for your wardrobe, while the master suite is a true retreat, featuring a garden tub, a separate master shower, and the privacy you deserve. Built with durability and curb appeal, the Cherokee II H boasts a classic brick and siding exterior and a covered rear porch, perfect for outdoor relaxation and enjoyment. The two-car garage offers both convenience and additional storage space. As with all DSLD Homes, the Cherokee II H floor plan is designed with energy-efficient features to help reduce utility costs and minimize environmental impact, while still maintaining a high level of comfort and style. If you're looking for a well-de

ⓘ 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: $20,933
• − Mortgage interest: −$14,132
• − Property taxes: −$3,784
• − Insurance: −$1,261
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$7,339
• Taxable loss: −$8,932
• Est. tax savings @ 24.0%: +$2,144
• After-tax cash flow: $-2,240/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 · 3 photos

Poor 20/100 Extensive rehab

The property is in poor condition with significant repairs and maintenance needed, including road repair, landscaping, and exterior painting. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major Road repair — Cracked asphalt road
• Major Landscaping — Overgrown grass and no visible landscaping
• Major Exterior painting — No visible siding or paint condition

Value-add opportunities

• Resale Road repair — Improves accessibility and property value
• Resale Landscaping — Enhances curb appeal and property value
• Resale Exterior painting — Improves property appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Road repair · Cracked asphalt road	Major	$15,000–50,000
Landscaping · Overgrown grass and no visible landscaping	Major	$15,000–50,000
Exterior painting · No visible siding or paint condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Road repair — Improves accessibility and property value ↑
• Resale Landscaping — Enhances curb appeal and property value ↑
• Resale Exterior painting — Improves property appearance and value ↑

ⓘ 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

• 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

1 event — show timeline

• 2024-02-14 Listed $216,990 Zillow