211 Hester Way · Carencro, LA 70520

$197,787

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 116 Days on market

Built 2026 Poor condition 6,969 sqft lot $188/sqft · at area comps Est $207k · at est. $42/mo HOA · 3% of rent

---

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).

• Cash flow +10.9/30.0
• ARV discount +9.5/15.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The Lafleur IV H has an open floor plan 3 bedrooms & 2 full bathrooms. This new home includes upgraded hardware for cabinets, backsplash, luxury vinyl plank flooring added in primary bedroom & more. Additional plan features include front & back porches, blinds on all windows, granite counters, kitchen island, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows & much more!

Key facts

• Open floor plan
• Kitchen island
• Upgraded hardware

Tags

• OPEN FLOOR PLAN
• UPGRADED HARDWARE
• LUXURY VINYL PLANK FLOORING
• FRONT AND BACK PORCHES
• GRANITE COUNTERS
• KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (15.3% below list).
• Recommended offer: $167k (15.3% 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 $1k of loan paydown is wiped out by about $6k 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 116 days — a 9% lower offer ($180k) 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 $167,492 (15.3% 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 116 days. Have you received any prior offers? Is the seller open to a 15% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $206,805
• List price: $197,787
• Delta: -4.36%
• 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
302 Auburn Dr	0.17mi	3/1.0	1,100 (+5%)	7mo	$75,000	$68	75
314 Auburn Dr	0.19mi	3/1.0	1,100 (+5%)	7mo	$75,000	$68	73
310 Bradford Dr	0.22mi	3/1.0	1,082 (+3%)	9mo	$119,000	$110	73
209 Hester Way	0.03mi	2/2.0 (-1)	1,190 (+13%)	6mo	$205,695	$173	67
213 Auburn Dr	0.24mi	3/1.0	1,113 (+6%)	16mo	$129,900	$117	62
213 Bradford Dr	0.28mi	3/1.0	1,122 (+7%)	14mo	$127,500	$114	60
225 Brockton Dr	0.28mi	3/1.0	1,150 (+9%)	13mo	$130,000	$113	56
123 Ira St	0.49mi	2/1.0 (-1)	1,025 (-2%)	10mo	$75,000	$73	55
228 Bradford Dr	0.21mi	3/1.0	1,168 (+11%)	16mo	$90,500	$77	55
216 Brockton Dr	0.28mi	3/1.0	1,142 (+9%)	20mo	$141,000	$123	52
130 Auburn Dr	0.33mi	3/1.0	1,161 (+10%)	15mo	$125,000	$108	51
109 Brockton Dr	0.51mi	3/1.5	1,200 (+14%)	11mo	$135,000	$113	41

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-37,456
• Equity at exit: $29,491

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-39,434
• Equity at exit: $17,101

Cash invested: $55,380 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,037
• Tax est. 1.5%: −$247 /mo · $2,967/yr
• Insurance: −$82
• HOA: −$42
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-86

Break-even live

Break-even rent $1,783

Max offer price $185,390

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-17	+0% $-86	+5% $-154	+10% $-222
Rent	-10% $-218	-5% $-152	+0% $-86	+5% $-20	+10% $47
Rate	-1.0pp $14	-0.5pp $-35	base $-86	+0.5pp $-137	+1.0pp $-189

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: $49,447
• Closing costs: $5,934
• 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	46d	1	1.09mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	1.09mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: internet

Listing history 19 events

1. 2026-06-21
   days on market $197,787 Active 116 DOM
2. 2026-06-18
   days on market $197,787 Active 113 DOM
3. 2026-06-17
   days on market $197,787 Active 112 DOM
4. 2026-06-16
   days on market $197,787 Active 111 DOM
5. 2026-06-15
   days on market $197,787 Active 110 DOM
6. 2026-06-14
   days on market $197,787 Active 108 DOM
7. 2026-06-13
   days on market $197,787 Active 107 DOM
8. 2026-06-10
   days on market $197,787 Active 105 DOM
9. 2026-06-09
   days on market $197,787 Active 104 DOM
10. 2026-06-08
    days on market $197,787 Active 103 DOM
11. 2026-06-07
    days on market $197,787 Active 102 DOM
12. 2026-06-05
    days on market $197,787 Active 99 DOM
13. 2026-06-03
    days on market $197,787 Active 98 DOM
14. 2026-06-02
    days on market $197,787 Active 97 DOM
15. 2026-06-01
    days on market $197,787 Active 96 DOM
16. 2026-05-31
    days on market $197,787 Active 95 DOM
17. 2026-05-30
    days on market $197,787 Active 94 DOM
18. 2026-02-25
    listed $197,787 Active 727-char remark

    Show marketing remark (742 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction built by DSLD HOMES in the Willowbrook Community. The Lafleur IV H has an open floor plan 3 bedrooms & 2 full bathrooms. This new home includes upgraded hardware for cabinets, backsplash, luxury vinyl plank flooring added in primary bedroom & more. Additional plan features include front & back porches, blinds on all windows, granite counters, kitchen island, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows & much more!

19. 2026-02-25
    listed $197,787 Active 742-char remark

    Show marketing remark (742 chars)

    Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction built by DSLD HOMES in the Willowbrook Community. The Lafleur IV H has an open floor plan 3 bedrooms & 2 full bathrooms. This new home includes upgraded hardware for cabinets, backsplash, luxury vinyl plank flooring added in primary bedroom & more. Additional plan features include front & back porches, blinds on all windows, granite counters, kitchen island, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows & much more!

ⓘ 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: $20,099
• − Mortgage interest: −$11,079
• − Property taxes: −$2,967
• − Insurance: −$989
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$504
• − Depreciation: −$5,754
• Taxable loss: −$4,409
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $30/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 · 2 photos

Poor 20/100 Extensive rehab

The property is in poor condition with extensive repairs and maintenance needed. A complete renovation is required to bring it up to a livable standard.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major windows — No visible windows in the satellite image.
• Major foundation/structure — No visible foundation/structure in the satellite image.
• Major HVAC/mechanicals — No visible HVAC/mechanicals in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both New roof and exterior siding — A new roof and exterior siding would significantly improve the home's appearance and increase its value for both resale and rental.
• Both Paint interior walls and trim — Painting interior walls and trim would improve the home's appearance and increase its value for both resale and rental.
• Both Replace windows — Replacing windows would improve the home's energy efficiency and increase its value for both resale and rental.
• Both Install new flooring — Installing new flooring would improve the home's appearance and increase its value for both resale and rental.
• Both Upgrade HVAC system — Upgrading the HVAC system would improve the home's comfort and increase its value for both resale and rental.
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the home's exterior and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
windows · No visible windows in the satellite image.	Major	$15,000–50,000
foundation/structure · No visible foundation/structure in the satellite image.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both New roof and exterior siding — A new roof and exterior siding would significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both Paint interior walls and trim — Painting interior walls and trim would improve the home's appearance and increase its value for both resale and rental. ↑
• Both Replace windows — Replacing windows would improve the home's energy efficiency and increase its value for both resale and rental. ↑
• Both Install new flooring — Installing new flooring would improve the home's appearance and increase its value for both resale and rental. ↑
• Both Upgrade HVAC system — Upgrading the HVAC system would improve the home's comfort and increase its value for both resale and rental. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the home's exterior and increase its value for both resale and rental. ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-02-25 Listed $197,787 Zillow
• 2026-02-25 Listed $197,787 AcadianaMLS