105 Bacon Ln · Carencro, LA 70520

$135,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 19 Days on market

Built 1985 7,405 sqft lot

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Why this score? — see what drove the B- 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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Very cute little cottage in a very nice shaded neighborhood. Updates are unlimited, majorly gutted and repaired without a budget, but owner needs to move closer to parents. All appliances plus washer and dryer, refrigerator included in the sale and are less than 12 months old.

Key facts

• New flooring
• New hvac system
• 7,405 sq ft lot

Tags

• NEW HVAC SYSTEM
• NEW FLOORING
• INVITING OUTDOOR SPACE

Property features AI

Exterior

• Parking: Carport (2 spaces, covered); Open parking (total 2 spaces)
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence (Garden/Patio subtype); Fixer condition
• Construction: Vinyl siding and brick construction; Composition and metal roof
• Exterior features: Exterior lighting; Covered patio/porch; Deck; Porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric stove; Gas stove connection; Microwave; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 3
• Flooring: Brick; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite tile counters; Lighting (interior); 1 fireplace
• Laundry & utility: Washer hookup; Washer included; Electric dryer hookup; Gas dryer hookup; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $6,658
• Equity at exit: $20,129

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $42,476
• Equity at exit: $11,672

Cash invested: $37,800 (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: 281
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $448

Break-even live

Break-even rent $1,082

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $525	-5% $487	+0% $448	+5% $410	+10% $372
Rent	-10% $318	-5% $383	+0% $448	+5% $514	+10% $579
Rate	-1.0pp $516	-0.5pp $483	base $448	+0.5pp $413	+1.0pp $378

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Elwick Dr Lafayette, LA	3.0	2.0	1463	$1,650	$1.13	22d	1	1.40mi

Listing history 15 events

1. 2026-06-21
   days on market $135,000 Active 19 DOM
2. 2026-06-18
   days on market $135,000 Active 16 DOM
3. 2026-06-17
   days on market $135,000 Active 15 DOM
4. 2026-06-16
   days on market $135,000 Active 14 DOM
5. 2026-06-15
   days on market $135,000 Active 13 DOM
6. 2026-06-14
   days on market $135,000 Active 11 DOM
7. 2026-06-13
   pricedays on market $135,000 Active 10 DOM
8. 2026-06-10
   days on market $141,800 Active 8 DOM
9. 2026-06-09
   days on market $141,800 Active 7 DOM
10. 2026-06-09
    price $141,800 Active 6 DOM
11. 2026-06-08
    days on market $146,800 Active 6 DOM
12. 2026-06-07
    days on market $146,800 Active 5 DOM
13. 2026-06-05
    days on market $146,800 Active 2 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $146,800 Active 1 DOM

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 6/10 Major FEMA zone X (shaded) · 66% 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: $19,800
• − Mortgage interest: −$7,562
• − Property taxes: −$1,091
• − Insurance: −$675
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,927
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,570/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

+3.0% since first listed

13 events — show timeline

• 2026-06-02 Listed $146,800 AcadianaMLS
• 2016-07-01 Sold (Public Records) $127,900 Public Records
• 2016-06-30 Sold (MLS) $127,900 AcadianaMLS
• 2016-04-19 Listed $129,900 AcadianaMLS
• 2015-03-10 Sold (Public Records) $57,000 Public Records
• 2015-03-06 Sold (MLS) $57,000 AcadianaMLS
• 2014-09-11 Listed $63,000 AcadianaMLS
• 2011-06-13 Sold (Public Records) $74,000 Public Records
• 2011-06-13 Sold (MLS) $77,200 AcadianaMLS
• 2011-04-30 Listed $77,200 AcadianaMLS
• 2008-08-12 Sold (MLS) $133,000 AcadianaMLS
• 2007-11-11 Listed $142,500 AcadianaMLS
• 2006-12-05 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,091 · -1.3% YoY. Source: county tax records.