131 Bradford Dr · Carencro, LA 70520

$162,500

2 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 153 Days on market

Built 1964 7,840 sqft lot $107/sqft · at area comps Est $167k · at est. ↓ 17% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +8.7/15.0
• 1% rule +6.0/10.0
• 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

Welcome home to this well-maintained and conveniently located property offering comfort, functionality, and peace of mind. Situated near local businesses, schools, churches, and everyday amenities, this 2-bedroom, 1.1-bath home features 1,556 square feet of thoughtfully designed living space. A spacious bonus room adds flexibility for a home office, playroom, or additional living area. The home was previously a 3-bedroom, with one bedroom converted into a dining room, and can easily be converted back to a third bedroom if desired. The interior and exterior have been recently painted, creating a fresh and inviting feel throughout. Enjoy granite countertops, crown molding, and a layout that reflects pride of ownership. Step outside to a covered patio overlooking a large fenced backyard--perfect for entertaining, pets, or relaxing outdoors. Additional features include a storage shed, covered parking for three vehicles, and a Generac whole home generator system for added reliability and peace of mind. This move-in ready home offers both convenience and versatility--schedule your showing today!

Key facts

• Spacious bonus room
• Covered patio
• Granite countertops

Tags

• SPACIOUS BONUS ROOM
• RECENTLY PAINTED
• GRANITE COUNTERTOPS
• CROWN MOLDING
• COVERED PATIO
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $143,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $167,021
• List price: $162,500
• Delta: -2.71%
• 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
129 Bradford Dr	0.01mi	3/1.5 (+1)	1,362 (-11%)	3mo	$72,800	$53	74
103 Linares St	0.55mi	3/1.0 (+1)	1,500 (-2%)	2mo	$95,000	$63	63
102 Linares St	0.55mi	3/2.0 (+1)	1,427 (-6%)	2mo	$162,000	$114	55
103 Island Nest Cv	0.69mi	3/2.0 (+1)	1,495 (-2%)	4mo	$219,900	$147	54
512 Wisteria Bend Cir	0.64mi	3/2.0 (+1)	1,474 (-3%)	4mo	$199,000	$135	54
408 Wisteria Bend Cir	0.72mi	3/2.0 (+1)	1,485 (-3%)	3mo	$220,000	$148	52
4000 N University Ave	0.70mi	3/2.0 (+1)	1,453 (-5%)	1mo	$185,000	$127	52
214 Safe Haven Dr	0.59mi	3/2.0 (+1)	1,618 (+6%)	5mo	$240,000	$148	51
211 Cainwood Ct	0.62mi	3/2.0 (+1)	1,422 (-7%)	2mo	$220,177	$155	51
405 Auburn Dr	0.50mi	3/2.0 (+1)	1,345 (-12%)	2mo	$135,000	$100	48
218 Dunwoody Ct	0.67mi	3/2.0 (+1)	1,690 (+11%)	1mo	$244,385	$145	43
209 Cainwood Ct	0.62mi	3/2.0 (+1)	1,321 (-13%)	3mo	$210,787	$160	40

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $278
• Equity at exit: $24,229

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $34,363
• Equity at exit: $14,050

Cash invested: $45,500 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $419

Break-even live

Break-even rent $1,258

Max offer price $162,500

Occupancy floor 72%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	43d	1	0.35mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	43d	1	0.95mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	43d	1	1.25mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	21d	1	1.25mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $162,500 Pending 153 DOM
2. 2026-06-10
   days on market $162,500 Active 152 DOM
3. 2026-06-09
   days on market $162,500 Active 151 DOM
4. 2026-06-08
   days on market $162,500 Active 150 DOM
5. 2026-06-07
   days on market $162,500 Active 149 DOM
6. 2026-06-05
   days on market $162,500 Active 146 DOM
7. 2026-06-03
   days on market $162,500 Active 145 DOM
8. 2026-06-02
   days on market $162,500 Active 144 DOM
9. 2026-06-01
   days on market $162,500 Active 143 DOM
10. 2026-05-31
    days on market $162,500 Active 142 DOM
11. 2026-05-30
    days on market $162,500 Active 141 DOM
12. 2026-03-13
    price $162,500 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this well-maintained and conveniently located property offering comfort, functionality, and peace of mind. Situated near local businesses, schools, churches, and everyday amenities, this 2-bedroom, 1.1-bath home features 1,556 square feet of thoughtfully designed living space. A spacious bonus room adds flexibility for a home office, playroom, or additional living area. The home was previously a 3-bedroom, with one bedroom converted into a dining room, and can easily be converted back to a third bedroom if desired. The interior and exterior have been recently painted, creating a fresh and inviting feel throughout. Enjoy granite countertops, crown molding, and a layout that reflects pride of ownership. Step outside to a covered patio overlooking a large fenced backyard--perfect for entertaining, pets, or relaxing outdoors. Additional features include a storage shed, covered parking for three vehicles, and a Generac whole home generator system for added reliability and peace of mind. This move-in ready home offers both convenience and versatility--schedule your showing today!

13. 2026-01-09
    listed $165,000 Active 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this well-maintained and conveniently located property offering comfort, functionality, and peace of mind. Situated near local businesses, schools, churches, and everyday amenities, this 2-bedroom, 1.1-bath home features 1,556 square feet of thoughtfully designed living space. A spacious bonus room adds flexibility for a home office, playroom, or additional living area. The home was previously a 3-bedroom, with one bedroom converted into a dining room, and can easily be converted back to a third bedroom if desired. The interior and exterior have been recently painted, creating a fresh and inviting feel throughout. Enjoy granite countertops, crown molding, and a layout that reflects pride of ownership. Step outside to a covered patio overlooking a large fenced backyard--perfect for entertaining, pets, or relaxing outdoors. Additional features include a storage shed, covered parking for three vehicles, and a Generac whole home generator system for added reliability and peace of mind. This move-in ready home offers both convenience and versatility--schedule your showing today!

14. 2025-11-01
    status Pending
15. 2025-07-15
    historical Contingent (Show)
16. 2025-07-14
    status Active
17. 2025-06-27
    price $150,000
18. 2025-03-27
    price $170,000
19. 2024-07-25
    price $185,000
20. 2024-01-06
    listed $195,000 Active

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$2/yr ($0/mo · 0.3%)

ⓘ 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 2/10 Low
• 🌡 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: $21,460
• − Mortgage interest: −$9,103
• − Property taxes: −$891
• − Insurance: −$812
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,727
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $4,425/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

-16.7% since first listed

9 events — show timeline

• 2026-03-13 Price Changed $162,500 AcadianaMLS
• 2026-01-09 Listed $165,000 AcadianaMLS
• 2025-11-01 Pending — AcadianaMLS
• 2025-07-15 Contingent — AcadianaMLS
• 2025-07-14 Relisted — AcadianaMLS
• 2025-06-27 Price Changed $150,000 AcadianaMLS
• 2025-03-27 Price Changed $170,000 AcadianaMLS
• 2024-07-25 Price Changed $185,000 AcadianaMLS
• 2024-01-06 Listed $195,000 AcadianaMLS

Property tax history

+39.1%/yr

Latest (2025): $891 · -1.3% YoY. Source: county tax records.