133 Avron Dr · Carencro, LA 70520

$195,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 43 Days on market

Built 1984 0.28 ac lot $129/sqft · at area comps Est $198k · at est.

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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 +21.8/30.0
• ARV discount +8.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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

Delightful move in ready home! Features include private location at end of street without through traffic, 95 x 128 fenced lot, covered patio and 14 x 24 workshop. Den has vaulted ceiling and wood burning fireplace. Kitchen amenities include range/oven,dishwasher and new refrigerator. Both full baths have been remodeled and flooring has been updated to wood laminate style. No flood insurance is required. RD financing available. The home you've been looking for!!

Key facts

• Open floor plan
• Walk-in closet
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• WALK-IN CLOSET
• EXTRA LARGE UTILITY ROOM
• SPACIOUS PANTRY SHELVING

Property features AI

Exterior

• Parking: Covered 2-space carport; Total 2 parking spaces
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single-family residence
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered patio/porch; Workshop; Chain-link fencing; City street frontage

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove/oven
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closets; Quartz countertops; Window treatments; One wood-burning fireplace
• 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 $195k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $191k (1.8% below list).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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: Live Oak Elementary School (math 21% / reading 27%, grade F, #402 of 646 statewide, top 63%, 602 students, 82% 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 schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Lafayette Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 280 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 43 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $138k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $197,777
• List price: $195,000
• Delta: -1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Avanti Dr	0.10mi	3/2.0	1,500 (-1%)	20mo	$200,000	$133	77
113 Avron Dr	0.13mi	3/2.0	1,350 (-11%)	17mo	$170,000	$126	61
1522 W Gloria Switch Rd	0.67mi	3/2.0	1,553 (+2%)	9mo	$269,500	$174	57
105 Avanti Dr	0.21mi	3/2.0	1,370 (-10%)	22mo	$160,000	$117	56
211 Rue Pacannier	0.59mi	2/2.0 (-1)	1,380 (-9%)	6mo	$179,300	$130	48
113 Springsteen Ln	0.67mi	3/2.0	1,321 (-13%)	20mo	$214,900	$163	30

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,298
• Equity at exit: $29,075

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $13,987
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $304

Break-even live

Break-even rent $1,530

Max offer price $195,000

Occupancy floor 79%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Springsteen Ln Lafayette, LA	4.0	2.0	2000	$2,100	$1.05	13d	1	0.93mi
109 Santiago Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	13d	1	1.02mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	21d	1	1.05mi
108 Santiago Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	44d	1	1.05mi
122 SANTIAGO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	21d	1	1.07mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	21d	1	1.09mi
117 ORTHELLO Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	44d	1	1.09mi
417 Mango Dr Lafayette, LA	3.0	2.0	1613	$2,015	$1.25	13d	1	1.11mi
121 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,965	$1.10	13d	1	1.15mi
102 Yardley Ct Lafayette, LA	3.0	2.0	1298	$1,645	$1.27	44d	1	1.15mi
116 Yardley Ct Lafayette, LA	3.0	2.0	1613	$1,890	$1.17	44d	1	1.17mi
124 Yardley Ct Lafayette, LA	4.0	2.0	1786	$1,945	$1.09	21d	1	1.18mi
219 Oak Path Dr Carencro, LA	3.0	2.0	1615	$1,900	$1.18	44d	1	1.48mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $195,000 Pending 43 DOM
2. 2026-06-05
   days on market $195,000 Active 42 DOM
3. 2026-06-03
   days on market $195,000 Active 41 DOM
4. 2026-06-02
   days on market $195,000 Active 40 DOM
5. 2026-06-01
   days on market $195,000 Active 39 DOM
6. 2026-05-31
   days on market $195,000 Active 38 DOM
7. 2026-05-30
   days on market $195,000 Active 37 DOM
8. 2026-04-22
   listed $200,000 Active 642-char remark
9. 2012-04-23
   soldstatus $137,500 466-char remark

   Show marketing remark (466 chars)

   Delightful move in ready home! Features include private location at end of street without through traffic, 95 x 128 fenced lot, covered patio and 14 x 24 workshop. Den has vaulted ceiling and wood burning fireplace. Kitchen amenities include range/oven,dishwasher and new refrigerator. Both full baths have been remodeled and flooring has been updated to wood laminate style. No flood insurance is required. RD financing available. The home you've been looking for!!

10. 2012-04-23
    soldstatus $137,500

    Show marketing remark (466 chars)

    Delightful move in ready home! Features include private location at end of street without through traffic, 95 x 128 fenced lot, covered patio and 14 x 24 workshop. Den has vaulted ceiling and wood burning fireplace. Kitchen amenities include range/oven,dishwasher and new refrigerator. Both full baths have been remodeled and flooring has been updated to wood laminate style. No flood insurance is required. RD financing available. The home you've been looking for!!

11. 2012-01-12
    listed $137,500 466-char remark

    Show marketing remark (466 chars)

    Delightful move in ready home! Features include private location at end of street without through traffic, 95 x 128 fenced lot, covered patio and 14 x 24 workshop. Den has vaulted ceiling and wood burning fireplace. Kitchen amenities include range/oven,dishwasher and new refrigerator. Both full baths have been remodeled and flooring has been updated to wood laminate style. No flood insurance is required. RD financing available. The home you've been looking for!!

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,257 · $105/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $22,975
• − Mortgage interest: −$10,923
• − Property taxes: −$1,257
• − Insurance: −$975
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$5,673
• Taxable income: $471
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $3,534/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

+41.8% since first listed

6 events — show timeline

• 2026-06-05 Pending — AcadianaMLS
• 2026-05-19 Price Changed $195,000 AcadianaMLS
• 2026-04-22 Listed $200,000 AcadianaMLS
• 2012-04-23 Sold (Public Records) $137,500 Public Records
• 2012-04-23 Sold (MLS) $137,500 AcadianaMLS
• 2012-01-12 Listed $137,500 AcadianaMLS

Property tax history

+16.1%/yr

Latest (2025): $1,257 · -1.3% YoY. Source: county tax records.