113 Yonkers Dr · Carencro, LA 70507

$323,500

5 bd · 3.0 ba · 2,772 sqft · Land · 125 Days on market

5,662 sqft lot $117/sqft · 15% above area Est $282k · 15% over $40/mo HOA · 2% of rent

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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).

• Cash flow +5.4/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• ARV discount +0.8/15.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the epitome of Louisiana living with DR Horton, where innovation, elegance, and unparalleled value converge. As America's premier homebuilder, DR Horton offers exceptional homeownership opportunities across various captivating neighborhoods. Each home reflects their commitment to quality, designed to exceed expectations. Benefits include a minimum of $5000 towards closing costs and highly competitive interest rates, making your dream home more attainable. Experience the future of home living with cutting-edge smart home technology. Each residence features intuitive devices like Ring doorbells, smart garage controls, advanced thermostats, and robust security systems, all managed effortlessly through Alexa and your mobile device. This blend of convenience and innovation enriches your daily life and promotes energy efficiency, ensuring your home is as cost-effective as it is comfortable. DR Horton homes cater to your lifestyle with versatile floor plans, expansive walk-in closets, open living spaces, convenient 2-car garages, and serene covered patios. These spaces provide the perfect backdrop for relaxation and entertainment. Join the legacy of excellence with DR Horton in Louisiana. Explore a world where your home is a foundation for adventure and tranquility, crafted with precision and care for the modern homeowner. Call today and step into a future where your home is not just a place to reside, but a place to thrive. With DR Horton, let's build not just houses, but homes filled with memories, dreams, and a sense of belonging.

Key facts

• Advanced thermostats
• Energy efficiency
• Ring doorbells

Tags

• SMART HOME TECHNOLOGY
• RING DOORBELLS
• SMART GARAGE CONTROLS
• ADVANCED THERMOSTATS
• ROBUST SECURITY SYSTEMS
• ENERGY EFFICIENCY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $324k.

Deal economics

• At list price, monthly cash flow is $-708 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (38.6% below list).
• Recommended offer: $198k (38.6% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 5.4% in Carencro — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); Acadian Middle School (math 13% / reading 27%, grade F, #166 of 218 statewide, top 76%, 372 students, 74% FRL); Carencro High School (math 30% / reading 29%, grade F, #127 of 265 statewide, top 49%, 1,096 students, 69% FRL).
• Market conditions: 330 active listings in the ZIP; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 125 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $198,482 (38.6% 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 125 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.37%
• DSCR: 0.58
• GRM: 13.6

CMA / ARV

• ARV (median comp): $281,669
• List price: $323,500
• Delta: 14.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -33.0%
• Equity multiple: -0.08×
• Total profit: $-97,436
• Equity at exit: $48,235

10-year hold

• IRR: -39.5%
• Equity multiple: -0.57×
• Total profit: $-142,657
• Equity at exit: $27,970

Cash invested: $90,580 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 330
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,696
• Tax est. 1.5%: −$404 /mo · $4,852/yr
• Insurance: −$135
• HOA: −$40
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-708

Break-even live

Break-even rent $2,881

Max offer price $221,105

Occupancy floor —

Sensitivity live

Price	-10% $-484	-5% $-596	+0% $-708	+5% $-819	+10% $-931
Rent	-10% $-864	-5% $-786	+0% $-708	+5% $-629	+10% $-551
Rate	-1.0pp $-545	-0.5pp $-625	base $-708	+0.5pp $-791	+1.0pp $-877

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: $80,875
• Closing costs: $9,705
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-21
   days on market $323,500 Active 125 DOM
2. 2026-06-18
   days on market $323,500 Active 122 DOM
3. 2026-06-17
   days on market $323,500 Active 121 DOM
4. 2026-06-16
   days on market $323,500 Active 120 DOM
5. 2026-06-15
   days on market $323,500 Active 119 DOM
6. 2026-06-14
   days on market $323,500 Active 117 DOM
7. 2026-06-13
   days on market $323,500 Active 116 DOM
8. 2026-06-10
   days on market $323,500 Active 114 DOM
9. 2026-06-09
   days on market $323,500 Active 113 DOM
10. 2026-06-08
    days on market $323,500 Active 112 DOM
11. 2026-06-07
    days on market $323,500 Active 111 DOM
12. 2026-06-05
    days on market $323,500 Active 108 DOM
13. 2026-06-03
    days on market $323,500 Active 107 DOM
14. 2026-06-02
    days on market $323,500 Active 106 DOM
15. 2026-06-01
    days on market $323,500 Active 105 DOM
16. 2026-05-31
    days on market $323,500 Active 104 DOM
17. 2026-05-30
    days on market $323,500 Active 103 DOM
18. 2026-02-16
    listed $323,500 Active 1561-char remark

    Show marketing remark (1561 chars)

    Discover the epitome of Louisiana living with DR Horton, where innovation, elegance, and unparalleled value converge. As America's premier homebuilder, DR Horton offers exceptional homeownership opportunities across various captivating neighborhoods. Each home reflects their commitment to quality, designed to exceed expectations. Benefits include a minimum of $5000 towards closing costs and highly competitive interest rates, making your dream home more attainable. Experience the future of home living with cutting-edge smart home technology. Each residence features intuitive devices like Ring doorbells, smart garage controls, advanced thermostats, and robust security systems, all managed effortlessly through Alexa and your mobile device. This blend of convenience and innovation enriches your daily life and promotes energy efficiency, ensuring your home is as cost-effective as it is comfortable. DR Horton homes cater to your lifestyle with versatile floor plans, expansive walk-in closets, open living spaces, convenient 2-car garages, and serene covered patios. These spaces provide the perfect backdrop for relaxation and entertainment. Join the legacy of excellence with DR Horton in Louisiana. Explore a world where your home is a foundation for adventure and tranquility, crafted with precision and care for the modern homeowner. Call today and step into a future where your home is not just a place to reside, but a place to thrive. With DR Horton, let's build not just houses, but homes filled with memories, dreams, and a sense of belonging.

19. 2026-02-07
    listed $323,500 Active 1492-char remark

    Show marketing remark (1492 chars)

    Join us in the Rosemont at Stable View in Lafayette, Louisiana. This expansive two-story home combines a modern design of 5 bedrooms and 3 bathrooms with functionality in mind, making it perfect for anyone seeking both comfort and style. The first floor features a well-organized open concept layout. Upon entering the home, you are greeted with ceilings that extend all the way up to the second floor. Immediately you will find a private study or guest bedroom and a tucked away bathroom for guests. The staircase, garage entrance and utility room is artfully placed near the entrance adding visual interest to the eye. Continuing forward, at the heart of the home is the kitchen, seamlessly flowing into the living and dining area. The kitchen offers ample countertop space, a spacious, granite island, and a walk-in pantry. The living room windows ideally placed allowing natural light and a perfect view of the covered patio that is located at the back of the home. A luxurious primary suite is located on the first floor offering privacy and convenience from the secondary bedrooms. The suite is complete with a large walk-in closet and ensuite bathroom complete with a large tub and shower combination and ample storage for towels and linens. The second floor boasts three bedrooms, each with generous closet space. A shared full bathroom ensures convenience for family or guests. The highlight of the upper level is the game room or bonus area, offering endless possibilities for recre

ⓘ 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: $23,818
• − Mortgage interest: −$18,121
• − Property taxes: −$4,852
• − Insurance: −$1,618
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$480
• − Depreciation: −$9,411
• Taxable loss: −$14,475
• Est. tax savings @ 24.0%: +$3,474
• After-tax cash flow: $-5,018/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
• County: Lafayette Parish · 207,544 people
• City population: 20,134
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-16 Listed $323,500 AcadianaMLS
• 2026-02-07 Listed $323,500 Zillow

Property tax history

+97.4%/yr

Latest (2025): $343 · +97.4% YoY. Source: county tax records.