114 Hesper Dr · Carencro, LA 70520

$225,000

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 44 Days on market

Built 1980 0.34 ac lot $114/sqft · 10% below area Est $252k · 11% under ↓ 7% since listing

---

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 +12.4/15.0
• Cash flow +11.5/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 114 Hesper Road, a beautifully maintained 3-bedroom, 2.5-bathroom residence offering 2,005 square feet of comfortable living space. Situated on a generous 0.34-acre lot in the established Cajun Village subdivision, this traditional brick home perfectly blends classic architectural appeal with a spacious, functional layout. Situated on a quiet dead-end street, ensuring minimal traffic and a peaceful residential atmosphere. Enjoy the benefits of an established neighborhood without the noise of a through-way street. Schedule a showing to check it out today!

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1980

Property features AI

Exterior

• Parking: Attached carport with 2 covered spaces; Open parking (total 2 spaces)
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Composition roof; Brick and brick veneer exterior; Shed/storage structure on property; City street frontage (paved)

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Built-in bookcases; Cathedral ceilings; Formica counters; Solid surface counters; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-76 ($-913/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (25.6% below list).
• Recommended offer: $168k (25.6% 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; 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 44 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $167,508 (25.6% 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 44 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (median comp): $252,363
• List price: $225,000
• Delta: -10.84%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Hesper Dr	0.08mi	3/3.0	1,837 (-7%)	13mo	$369,000	$201	70

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-41,376
• Equity at exit: $33,548

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-42,555
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-76

Break-even live

Break-even rent $1,771

Max offer price $211,559

Occupancy floor 100%

Sensitivity live

Price	-10% $51	-5% $-12	+0% $-76	+5% $-140	+10% $-203
Rent	-10% $-208	-5% $-142	+0% $-76	+5% $-10	+10% $56
Rate	-1.0pp $37	-0.5pp $-19	base $-76	+0.5pp $-134	+1.0pp $-194

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: $56,250
• Closing costs: $6,750
• 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	1.27mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	1.27mi

Listing history 21 events

1. 2026-06-21
   days on market $225,000 Active 44 DOM
2. 2026-06-18
   days on market $225,000 Active 41 DOM
3. 2026-06-17
   days on market $225,000 Active 40 DOM
4. 2026-06-16
   days on market $225,000 Active 39 DOM
5. 2026-06-15
   days on market $225,000 Active 38 DOM
6. 2026-06-14
   days on market $225,000 Active 36 DOM
7. 2026-06-13
   days on market $225,000 Active 35 DOM
8. 2026-06-10
   days on market $225,000 Active 33 DOM
9. 2026-06-09
   days on market $225,000 Active 32 DOM
10. 2026-06-08
    days on market $225,000 Active 31 DOM
11. 2026-06-07
    days on market $225,000 Active 30 DOM
12. 2026-06-05
    days on market $225,000 Active 27 DOM
13. 2026-06-03
    days on market $225,000 Active 26 DOM
14. 2026-06-02
    days on market $225,000 Active 25 DOM
15. 2026-06-01
    days on market $225,000 Active 24 DOM
16. 2026-05-31
    days on market $225,000 Active 23 DOM
17. 2026-05-30
    days on market $225,000 Active 22 DOM
18. 2026-05-08
    listed $225,000 Active 569-char remark
19. 2024-10-07
    price $232,000
20. 2024-09-19
    price $237,000
21. 2024-08-23
    listed $242,000 Active

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,101
• − Mortgage interest: −$12,603
• − Property taxes: −$1,509
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$6,545
• Taxable loss: −$4,898
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $262/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

-7.0% since first listed

4 events — show timeline

• 2026-05-08 Listed $225,000 AcadianaMLS
• 2024-10-07 Price Changed $232,000 NELABOR
• 2024-09-19 Price Changed $237,000 NELABOR
• 2024-08-23 Listed $242,000 NELABOR

Property tax history

+6.9%/yr

Latest (2025): $1,509 · +9.7% YoY. Source: county tax records.