199 Veterans Dr · Carencro, LA 70520

$127,500

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 92 Days on market

Built 1983 0.75 ac lot $114/sqft · 14% below area Est $136k · 6% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter home or investment property on .75 acres. Very large backyard and quick access to everythingin Carencro! Never flooded.

Key facts

• Never flooded
• Large backyard
• Investment property

Tags

• INVESTMENT PROPERTY
• LARGE BACKYARD
• QUICK ACCESS
• NEVER FLOODED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.3% in Carencro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools C-, employment C-, crime D.
• 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.
• Market conditions: 280 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 $882 of loan paydown is wiped out by about $4k 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 92 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $116,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.31% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $135,895
• List price: $127,500
• Delta: -6.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Clara St	0.07mi	3/1.0	1,062 (-5%)	5mo	$90,000	$85	85
123 Ira St	0.29mi	2/1.0 (-1)	1,025 (-8%)	10mo	$75,000	$73	60
104 Rue Calliope	0.71mi	2/2.0 (-1)	1,107 (-1%)	0mo	$98,000	$89	57
130 Auburn Dr	0.53mi	3/1.0	1,161 (+4%)	15mo	$125,000	$108	56
213 Auburn Dr	0.66mi	3/1.0	1,113 (-0%)	16mo	$129,900	$117	56
213 Bradford Dr	0.69mi	3/1.0	1,122 (+1%)	14mo	$127,500	$114	55
109 Brockton Dr	0.52mi	3/1.5	1,200 (+8%)	11mo	$135,000	$113	51
107 Bingham Dr	0.74mi	3/2.0	1,192 (+7%)	0mo	$175,000	$147	50
216 Brockton Dr	0.72mi	3/1.0	1,142 (+2%)	20mo	$141,000	$123	46
209 Hester Way	0.75mi	2/2.0 (-1)	1,190 (+7%)	6mo	$205,695	$173	40
108 Estelle Dr	0.66mi	3/1.0	1,200 (+8%)	21mo	$94,340	$79	39
312 Triple Crown Cir	0.73mi	3/2.0	1,200 (+8%)	19mo	$184,900	$154	33

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-12,661
• Equity at exit: $19,011

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-110
• Equity at exit: $11,024

Cash invested: $35,700 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$53
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $122

Break-even live

Break-even rent $1,520

Max offer price $127,500

Occupancy floor 88%

Sensitivity live

Price	-10% $194	-5% $158	+0% $122	+5% $86	+10% $50
Rent	-10% $-10	-5% $56	+0% $122	+5% $188	+10% $254
Rate	-1.0pp $186	-0.5pp $155	base $122	+0.5pp $89	+1.0pp $55

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: $31,875
• Closing costs: $3,825
• 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	44d	1	1.02mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	21d	1	1.02mi

Listing history 19 events

1. 2026-06-18
   days on market $127,500 Active 92 DOM
2. 2026-06-17
   days on market $127,500 Active 91 DOM
3. 2026-06-16
   days on market $127,500 Active 90 DOM
4. 2026-06-15
   days on market $127,500 Active 89 DOM
5. 2026-06-14
   days on market $127,500 Active 87 DOM
6. 2026-06-13
   days on market $127,500 Active 86 DOM
7. 2026-06-10
   days on market $127,500 Active 84 DOM
8. 2026-06-09
   days on market $127,500 Active 83 DOM
9. 2026-06-08
   days on market $127,500 Active 82 DOM
10. 2026-06-07
    days on market $127,500 Active 81 DOM
11. 2026-06-05
    days on market $127,500 Active 78 DOM
12. 2026-06-03
    days on market $127,500 Active 77 DOM
13. 2026-06-02
    days on market $127,500 Active 76 DOM
14. 2026-06-01
    days on market $127,500 Active 75 DOM
15. 2026-05-31
    days on market $127,500 Active 74 DOM
16. 2026-05-30
    days on market $127,500 Active 73 DOM
17. 2026-04-23
    price $127,500 132-char remark

    Show marketing remark (132 chars)

    Cute starter home or investment property on .75 acres. Very large backyard and quick access to everythingin Carencro! Never flooded.

18. 2026-03-18
    listed $129,900 Active 132-char remark

    Show marketing remark (132 chars)

    Cute starter home or investment property on .75 acres. Very large backyard and quick access to everythingin Carencro! Never flooded.

19. 2020-08-21
    soldstatus $768,075

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$68/yr (+$6/mo · 10.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% 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: −$7,142
• − Property taxes: −$633
• − Insurance: −$5,756
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,709
• Taxable loss: −$357
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,551/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

-83.4% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $127,500 AcadianaMLS
• 2026-03-18 Listed $129,900 AcadianaMLS
• 2020-08-21 Sold (Public Records) $768,075 Public Records

Property tax history

+5.0%/yr

Latest (2025): $633 · -1.3% YoY. Source: county tax records.