104 Endicott Dr · Carencro, LA 70520

$210,000

3 bd · 2.0 ba · 2,102 sqft · SingleFamily public records · 76 Days on market

Built 2012 6,969 sqft lot $100/sqft · 17% below area Est $254k · 17% under $17/mo HOA · 1% of rent

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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 +15.0/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home in Carencro, located outside the flood zone! This well-maintained property features great curb appeal, a functional layout, and comfortable living spaces. Conveniently located near shopping, dining, and I-49. A great opportunity in a desirable area, schedule your showing today!

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2012

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-4 ($-51/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (18.8% below list).
• Recommended offer: $171k (18.8% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 76 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,598 (18.8% 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 76 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (median comp): $254,218
• List price: $210,000
• Delta: -17.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Vermont St	0.11mi	3/2.0	1,863 (-11%)	12mo	$230,000	$123	66
115 Endicott Dr	0.05mi	3/2.0	1,863 (-11%)	20mo	$235,000	$126	62
102 Boston Ct	0.05mi	3/2.0	1,829 (-13%)	17mo	$240,000	$131	61
104 Briarfield Dr	0.71mi	3/2.5	2,095 (-0%)	9mo	$315,500	$151	57
211 Vermont Dr	0.12mi	4/2.0 (+1)	1,796 (-15%)	10mo	$233,000	$130	56
312 Crouchet St	0.64mi	4/2.5 (+1)	2,327 (+11%)	2mo	$150,000	$64	44
220 Saint Pierre Blvd	0.69mi	3/2.5	1,833 (-13%)	4mo	$170,000	$93	41
131 St. Pierre Blvd	0.72mi	3/2.0	1,850 (-12%)	22mo	$225,000	$122	28

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-34,336
• Equity at exit: $31,312

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-30,393
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$88
• HOA: −$17
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-4

Break-even live

Break-even rent $1,711

Max offer price $209,245

Occupancy floor 95%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.45mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	21d	1	0.45mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	43d	1	1.03mi
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	43d	1	1.08mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 19 events

1. 2026-06-16
   status $210,000 Pending 76 DOM
2. 2026-06-16
   days on market $210,000 Active 76 DOM
3. 2026-06-15
   days on market $210,000 Active 75 DOM
4. 2026-06-14
   days on market $210,000 Active 73 DOM
5. 2026-06-13
   days on market $210,000 Active 72 DOM
6. 2026-06-10
   days on market $210,000 Active 70 DOM
7. 2026-06-09
   days on market $210,000 Active 69 DOM
8. 2026-06-08
   days on market $210,000 Active 68 DOM
9. 2026-06-07
   days on market $210,000 Active 67 DOM
10. 2026-06-05
    days on market $210,000 Active 64 DOM
11. 2026-06-03
    days on market $210,000 Active 63 DOM
12. 2026-06-02
    days on market $210,000 Active 62 DOM
13. 2026-06-01
    days on market $210,000 Active 61 DOM
14. 2026-05-31
    days on market $210,000 Active 60 DOM
15. 2026-05-30
    days on market $210,000 Active 59 DOM
16. 2026-05-07
    price $214,000 310-char remark

    Show marketing remark (310 chars)

    Charming 3-bedroom, 2-bath home in Carencro, located outside the flood zone! This well-maintained property features great curb appeal, a functional layout, and comfortable living spaces. Conveniently located near shopping, dining, and I-49. A great opportunity in a desirable area, schedule your showing today!

17. 2026-04-09
    price $223,000 310-char remark

    Show marketing remark (310 chars)

    Charming 3-bedroom, 2-bath home in Carencro, located outside the flood zone! This well-maintained property features great curb appeal, a functional layout, and comfortable living spaces. Conveniently located near shopping, dining, and I-49. A great opportunity in a desirable area, schedule your showing today!

18. 2026-04-01
    listed $230,000 Active 310-char remark

    Show marketing remark (310 chars)

    Charming 3-bedroom, 2-bath home in Carencro, located outside the flood zone! This well-maintained property features great curb appeal, a functional layout, and comfortable living spaces. Conveniently located near shopping, dining, and I-49. A great opportunity in a desirable area, schedule your showing today!

19. 2026-03-05
    soldstatus $215,134

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $1,755 · $146/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $20,472
• − Mortgage interest: −$11,763
• − Property taxes: −$1,755
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$204
• − Depreciation: −$6,109
• Taxable loss: −$3,685
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $833/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

-0.5% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $214,000 AcadianaMLS
• 2026-04-09 Price Changed $223,000 AcadianaMLS
• 2026-04-01 Listed $230,000 AcadianaMLS
• 2026-03-05 Sold (Public Records) $215,134 Public Records

Property tax history

+23.2%/yr

Latest (2025): $1,755 · -1.3% YoY. Source: county tax records.