209 Marshfield Dr · Carencro, LA 70507

$213,900

4 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 117 Days on market

Built 2018 6,534 sqft lot $128/sqft · 7% below area Est $233k · 8% under $27/mo HOA · 1% of rent

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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 +17.8/30.0
• ARV discount +11.2/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• 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

Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $197k (8.0% below list).
• Recommended offer: $195k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 324 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 117 days — a 9% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; list at $214k implies a 57% gain — meaningful room to come down on a strong offer.

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 $194,649 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $233,098
• List price: $213,900
• Delta: -8.24%
• 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
421 Walter Dr	0.03mi	4/2.0	1,800 (+8%)	7mo	$230,000	$128	80
106 Tison Rd	0.33mi	4/2.0	1,709 (+2%)	4mo	$132,000	$77	78
501 Walter Dr	0.12mi	3/2.0 (-1)	1,750 (+5%)	5mo	$225,000	$129	77
211 Saddle Crest Dr	0.08mi	3/2.0 (-1)	1,517 (-9%)	0mo	$215,500	$142	76
406 Summerfest Dr	0.37mi	3/2.0 (-1)	1,693 (+1%)	0mo	$225,000	$133	75
704 Breaux Rd	0.10mi	3/2.0 (-1)	1,461 (-12%)	2mo	$190,000	$130	68
304 Rampart St	0.46mi	4/2.0	1,571 (-6%)	1mo	$140,000	$89	68
102 Whirlaway Dr	0.44mi	4/2.0	1,775 (+6%)	2mo	$255,000	$144	67
302 Summerfest Dr	0.35mi	3/2.0 (-1)	1,769 (+6%)	7mo	$225,000	$127	63
408 Breaux Rd	0.24mi	3/2.0 (-1)	1,500 (-10%)	6mo	$209,000	$139	62
112 Rue Nuage	0.75mi	4/2.0	1,518 (-9%)	4mo	$185,000	$122	47
4000 N University Ave	0.63mi	3/2.0 (-1)	1,453 (-13%)	1mo	$185,000	$127	43

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-23,411
• Equity at exit: $31,893

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,990
• Equity at exit: $18,494

Cash invested: $59,892 (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 70507

• Home prices YoY: -20.6%
• Active inventory: 324
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$89
• HOA: −$27
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $177

Break-even live

Break-even rent $1,743

Max offer price $213,900

Occupancy floor 86%

Sensitivity live

Price	-10% $298	-5% $238	+0% $177	+5% $117	+10% $56
Rent	-10% $22	-5% $99	+0% $177	+5% $255	+10% $333
Rate	-1.0pp $285	-0.5pp $232	base $177	+0.5pp $122	+1.0pp $65

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: $53,475
• Closing costs: $6,417
• 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	44d	1	0.96mi
315 Springsteen Ln Lafayette, LA	4.0	2.0	2000	$2,100	$1.05	14d	1	0.97mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	44d	1	1.03mi
417 Elwick Dr Lafayette, LA	3.0	2.0	1463	$1,650	$1.13	22d	1	1.47mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 13 events

1. 2026-05-08
   status Pending 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

2. 2026-03-27
   price $213,900 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

3. 2026-03-21
   status Active 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

4. 2026-03-16
   status Pending 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

5. 2026-02-19
   price $216,900 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

6. 2026-01-28
   price $221,900 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

7. 2026-01-07
   listed $226,900 Active 675-char remark

   Show marketing remark (675 chars)

   Sellers are highly motivated! Back on the market! Financing didn't work out. Welcome to Carencro! This residence is centrally located within the burgeoning city of Carencro, offering convenient access to new retail and dining establishments. It also provides seamless connectivity to Lafayette, while maintaining a more tranquil environment. This property features four bedrooms, two full bathrooms, and a two car garage, making it ideal for a growing family or for hosting guests. All appliances are new and will remain with the property. We encourage you to schedule your private tour promptly, as this exceptional property is anticipated to be in high demand.Owner / Agent

8. 2025-11-25
   soldstatus $136,500 Sold 175-char remark

   Show marketing remark (175 chars)

   Brick on slab home with a 2 car covered garage, and covered patio. Good floorplan. Fourth bedroom can be an office, toy room, etc. Lots of potential. Check this one out today

9. 2025-11-06
   status Pending 175-char remark

   Show marketing remark (175 chars)

   Brick on slab home with a 2 car covered garage, and covered patio. Good floorplan. Fourth bedroom can be an office, toy room, etc. Lots of potential. Check this one out today

10. 2025-10-17
    listed $185,000 Active 175-char remark

    Show marketing remark (175 chars)

    Brick on slab home with a 2 car covered garage, and covered patio. Good floorplan. Fourth bedroom can be an office, toy room, etc. Lots of potential. Check this one out today

11. 2018-09-20
    soldstatus $178,500
12. 2018-04-19
    listed $178,500
13. 2018-01-23
    listed $178,500

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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 · 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: $23,607
• − Mortgage interest: −$11,982
• − Property taxes: −$1,670
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$324
• − Depreciation: −$6,223
• Taxable loss: −$1,438
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $2,471/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
• County: Lafayette Parish · 207,544 people
• City population: 20,134
• Metro: Lafayette, LA
• Population (ZIP): 20,096
• Household income: $64,049
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 503.0

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 0.57)
• Race & ethnicity: Black 47% White 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

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: ▼ -40.84%
• Current HPI: 156.889
• Rent YoY: —
• Metro: Lafayette, LA
• 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

+19.8% since first listed

13 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-03-27 Price Changed $213,900 AcadianaMLS
• 2026-03-21 Relisted — AcadianaMLS
• 2026-03-16 Pending — AcadianaMLS
• 2026-02-19 Price Changed $216,900 AcadianaMLS
• 2026-01-28 Price Changed $221,900 AcadianaMLS
• 2026-01-07 Listed $226,900 AcadianaMLS
• 2025-11-25 Sold (MLS) $136,500 AcadianaMLS
• 2025-11-06 Pending — AcadianaMLS
• 2025-10-17 Listed $185,000 AcadianaMLS
• 2018-09-20 Sold (MLS) $178,500 AcadianaMLS
• 2018-04-19 Listed $178,500 AcadianaMLS
• 2018-01-23 Listed $178,500 AcadianaMLS

Property tax history

+24.2%/yr

Latest (2025): $1,670 · -1.3% YoY. Source: county tax records.