129 Owl Ln · Cankton, LA 70520

$129,000

4 bd · 2.0 ba · 1,696 sqft · Manufactured public records · 4 Days on market

Built 2003 0.54 ac lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• 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

This home in located on a cul-de-sac in Carencro and boasts 3 bedrooms**2 baths**An open floor plan with an island kitchen**A large master bathroom just waiting for the right buyer**Owner occupant offers only the first 15 days of listing. Call your lender today to get pre-approved and then give your agent a call to view this exceptional value. Property being sold in ''AS IS'' condition.

Key facts

• Generous half-acre
• New siding
• Dedicated office

Tags

• DEDICATED OFFICE
• MASSIVE OPEN-CONCEPT KITCHEN
• NEW SIDING
• THOUGHTFULLY UPDATED INTERIOR
• GENEROUS HALF-ACRE
• LARGE COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $194 ($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 $124k (3.5% below list).
• Recommended offer: $124k (3.5% 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: 281 active listings in the ZIP; 1 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 $892 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $52k; list at $129k implies a 148% gain — meaningful room to come down on a strong offer.

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 $124,500 (3.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,578
• Equity at exit: $19,234

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $8,279
• Equity at exit: $11,154

Cash invested: $36,120 (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: 281
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $194

Break-even live

Break-even rent $999

Max offer price $129,000

Occupancy floor 79%

Sensitivity live

Price	-10% $267	-5% $231	+0% $194	+5% $158	+10% $121
Rent	-10% $96	-5% $145	+0% $194	+5% $243	+10% $293
Rate	-1.0pp $259	-0.5pp $227	base $194	+0.5pp $161	+1.0pp $127

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2958 W Gloria Switch Rd Carencro, LA	3.0	1.0	1300	$1,245	$0.96	22d	1	1.29mi

Listing history 17 events

1. 2026-04-13
   status Pending
2. 2026-04-13
   status Active
3. 2026-03-16
   status Pending
4. 2026-03-11
   listed $129,000 Active
5. 2025-05-28
   status Pending
6. 2025-05-17
   status Active
7. 2025-04-04
   historical Contingent (Show)
8. 2025-03-31
   price $149,900
9. 2025-03-28
   status Active
10. 2025-02-28
    status Pending
11. 2025-02-22
    status Active
12. 2025-01-30
    status Pending
13. 2025-01-10
    listed $155,000 Active
14. 2024-10-29
    soldstatus $52,000
15. 2013-04-08
    soldstatus $30,000 389-char remark

    Show marketing remark (389 chars)

    This home in located on a cul-de-sac in Carencro and boasts 3 bedrooms**2 baths**An open floor plan with an island kitchen**A large master bathroom just waiting for the right buyer**Owner occupant offers only the first 15 days of listing. Call your lender today to get pre-approved and then give your agent a call to view this exceptional value. Property being sold in ''AS IS'' condition.

16. 2013-02-20
    listed $36,900 389-char remark

    Show marketing remark (389 chars)

    This home in located on a cul-de-sac in Carencro and boasts 3 bedrooms**2 baths**An open floor plan with an island kitchen**A large master bathroom just waiting for the right buyer**Owner occupant offers only the first 15 days of listing. Call your lender today to get pre-approved and then give your agent a call to view this exceptional value. Property being sold in ''AS IS'' condition.

17. 2012-11-07
    soldstatus $65,843

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $710 · $59/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $14,940
• − Mortgage interest: −$7,226
• − Property taxes: −$709
• − Insurance: −$645
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,753
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,278/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

+95.9% since first listed

17 events — show timeline

• 2026-04-13 Pending — AcadianaMLS
• 2026-04-13 Relisted — AcadianaMLS
• 2026-03-16 Pending — AcadianaMLS
• 2026-03-11 Listed $129,000 AcadianaMLS
• 2025-05-28 Pending — AcadianaMLS
• 2025-05-17 Relisted — AcadianaMLS
• 2025-04-04 Contingent — AcadianaMLS
• 2025-03-31 Price Changed $149,900 AcadianaMLS
• 2025-03-28 Relisted — AcadianaMLS
• 2025-02-28 Pending — AcadianaMLS
• 2025-02-22 Relisted — AcadianaMLS
• 2025-01-30 Pending — AcadianaMLS
• 2025-01-10 Listed $155,000 AcadianaMLS
• 2024-10-29 Sold (Public Records) $52,000 Public Records
• 2013-04-08 Sold (MLS) $30,000 AcadianaMLS
• 2013-02-20 Listed $36,900 AcadianaMLS
• 2012-11-07 Sold (Public Records) $65,843 Public Records

Property tax history

+0.7%/yr

Latest (2025): $709 · -1.3% YoY. Source: county tax records.