304 Saint Matthias Dr · Carencro, LA 70520

$205,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 38 Days on market

Built 2008 5,662 sqft lot $139/sqft · at area comps Est $214k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +9.4/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in St. Benedict's Subdivision is a lovely 3 bedroom, 2 bathroom home that is waiting for you! Split floor plan with a spacious living area to enjoy while with family and friends! Walk in closet in master bedroom and huge bathroom. This home has laminate wood, ceramic tile and carpet through out the house. It is a must see!!!

Key facts

• Private backyard
• Brand-new fencing
• Brand-new roof

Tags

• BRAND-NEW ROOF
• PRIVATE BACKYARD
• BRAND-NEW FENCING
• COVERED PATIO

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Community sewer; Electric service: SLEMCO
• Home design: Single family residence; Fronts to city street
• Construction: Brick veneer and vinyl siding with frame construction; Composition roof
• Exterior features: Covered patio/porch; Wood fencing; Lighting

Interior

• Kitchen: Dishwasher; Microwave; Kitchen island; Granite counters
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Double vanity; Kitchen island; Separate shower; Granite counters; Double pane windows; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $50 ($601/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 $167k (18.3% below list).
• Recommended offer: $167k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Carencro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Carencro Heights Elementary School (math 25% / reading 32%, grade F, #350 of 646 statewide, top 55%, 711 students, 70% 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-school proficiency averages 27% at this address vs 42% district-wide (-15 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 38 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $160k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $167,435 (18.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $214,274
• List price: $205,000
• Delta: -4.33%
• 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
122 Saint Fabian Dr	0.11mi	3/2.0	1,486 (+1%)	1mo	$210,000	$141	92
307 Saint Matthias Dr	0.03mi	3/2.0	1,435 (-2%)	3mo	$206,000	$144	92
331 Saint Matthias Dr	0.15mi	3/2.0	1,484 (+1%)	7mo	$200,000	$135	86
134 St Fabian Dr	0.08mi	3/2.0	1,486 (+1%)	16mo	$210,000	$141	82
325 St Matthias Dr	0.12mi	3/2.0	1,484 (+1%)	14mo	$209,000	$141	81
130 La Place Ave	0.03mi	3/2.0	1,268 (-14%)	4mo	$189,999	$150	72
105 Saint Fabian Dr	0.18mi	3/2.0	1,448 (-2%)	20mo	$209,000	$144	72
202 Saint Matthias Dr	0.06mi	3/2.0	1,275 (-13%)	8mo	$201,000	$158	68
524 Cormier Rd	0.64mi	3/2.0	1,549 (+5%)	2mo	$340,000	$219	59
237 Camerons Cove Dr	0.17mi	3/2.0	1,275 (-13%)	13mo	$196,900	$154	59
129 Satinwood Dr	0.61mi	3/2.0	1,500 (+2%)	20mo	$190,000	$127	51
110 Boston Ct	0.52mi	3/2.0	1,688 (+15%)	13mo	$227,000	$134	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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-30,094
• Equity at exit: $30,566

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-22,358
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $50

Break-even live

Break-even rent $1,611

Max offer price $205,000

Occupancy floor 92%

Sensitivity live

Price	-10% $166	-5% $108	+0% $50	+5% $-8	+10% $-66
Rent	-10% $-82	-5% $-16	+0% $50	+5% $116	+10% $182
Rate	-1.0pp $153	-0.5pp $102	base $50	+0.5pp $-3	+1.0pp $-57

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.07mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	0.07mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	45d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $205,000 Active 38 DOM
2. 2026-06-18
   days on market $205,000 Active 35 DOM
3. 2026-06-17
   days on market $205,000 Active 34 DOM
4. 2026-06-16
   days on market $205,000 Active 33 DOM
5. 2026-06-15
   days on market $205,000 Active 32 DOM
6. 2026-06-14
   days on market $205,000 Active 30 DOM
7. 2026-06-13
   days on market $205,000 Active 29 DOM
8. 2026-06-10
   days on market $205,000 Active 27 DOM
9. 2026-06-09
   days on market $205,000 Active 26 DOM
10. 2026-06-08
    days on market $205,000 Active 25 DOM
11. 2026-06-07
    days on market $205,000 Active 24 DOM
12. 2026-06-05
    days on market $205,000 Active 21 DOM
13. 2026-06-03
    days on market $205,000 Active 20 DOM
14. 2026-06-02
    days on market $205,000 Active 19 DOM
15. 2026-06-01
    pricedays on market $205,000 Active 18 DOM
16. 2026-05-31
    days on market $210,000 Active 17 DOM
17. 2026-05-30
    days on market $210,000 Active 16 DOM
18. 2026-05-14
    listed $210,000 Active 768-char remark
19. 2015-01-09
    soldstatus $160,000
20. 2014-12-22
    soldstatus $160,000 334-char remark

    Show marketing remark (334 chars)

    Located in St. Benedict's Subdivision is a lovely 3 bedroom, 2 bathroom home that is waiting for you! Split floor plan with a spacious living area to enjoy while with family and friends! Walk in closet in master bedroom and huge bathroom. This home has laminate wood, ceramic tile and carpet through out the house. It is a must see!!!

21. 2014-10-20
    listed $164,900 334-char remark

    Show marketing remark (334 chars)

    Located in St. Benedict's Subdivision is a lovely 3 bedroom, 2 bathroom home that is waiting for you! Split floor plan with a spacious living area to enjoy while with family and friends! Walk in closet in master bedroom and huge bathroom. This home has laminate wood, ceramic tile and carpet through out the house. It is a must see!!!

22. 2014-06-16
    listed $164,900
23. 2008-03-27
    soldstatus $161,500
24. 2007-11-14
    listed $163,900

ⓘ 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: $1,347 · $112/mo
• Projected year-2 tax: $1,347 · $112/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 9/10 Extreme 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: $20,092
• − Mortgage interest: −$11,483
• − Property taxes: −$1,347
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$5,964
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,306/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

• 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

+25.1% since first listed

8 events — show timeline

• 2026-06-01 Price Changed $205,000 AcadianaMLS
• 2026-05-14 Listed $210,000 AcadianaMLS
• 2015-01-09 Sold (Public Records) $160,000 Public Records
• 2014-12-22 Sold (MLS) $160,000 AcadianaMLS
• 2014-10-20 Listed $164,900 AcadianaMLS
• 2014-06-16 Listed $164,900 AcadianaMLS
• 2008-03-27 Sold (MLS) $161,500 AcadianaMLS
• 2007-11-14 Listed $163,900 AcadianaMLS

Property tax history

+6.0%/yr

Latest (2025): $1,347 · -1.3% YoY. Source: county tax records.