102 Bradford Dr · Carencro, LA 70520

$169,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 7 Days on market

Built 1972 7,840 sqft lot Est $191k · 12% under

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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 +25.5/30.0
• ARV discount +12.7/15.0
• DSCR +8.5/10.0
• 1% rule +5.6/10.0
• 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 WELL KEPT HOME- REMODLED KITCHEN- NEW CABINETS- A/C & WATER HEATER UPDATED- LARGE OPEN DEN. CLEAN AS A WHISTLE- CORNER LOT- PROFESSIONAL LANDSCAPING- CARENCRO CATHOLIC IS ACROSS THE STREET. 2 CAR CARPORT.

Key facts

• Rear yard access
• Storage shed
• Corner lot

Tags

• CORNER LOT
• REAR YARD ACCESS
• DEDICATED RV PARKING
• STORAGE SHED

Property features AI

Exterior

• Parking: Carport with 3 spaces; 3 total parking spaces (all covered)
• Utilities: Gas service: Carencro Gas; Public sewer; Electric service: Entergy
• Home design: Single-family residence; Located on a paved parish road
• Construction: Brick veneer and wood siding over frame construction; Composition roof
• Exterior features: Partial wood fencing; Covered patio/porch; Shed(s), storage, and workshop

Interior

• Kitchen: Dishwasher; Gas stove (connected)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Formica counters; Double pane windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 9.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $95k; list at $169k implies a 78% 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 $169,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $191,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Bradford Dr	0.19mi	3/1.5	1,362 (+5%)	3mo	$72,800	$53	79
214 Hester Way	0.56mi	3/2.0	1,283 (-1%)	3mo	$210,700	$164	70
510 Arceneaux Rd	0.64mi	3/2.0	1,284 (-1%)	4mo	$137,500	$107	64
215 Hester Way	0.57mi	3/2.0	1,225 (-6%)	3mo	$207,775	$170	61
209 Cainwood Ct	0.74mi	3/2.0	1,321 (+2%)	3mo	$210,787	$160	60
405 Auburn Dr	0.69mi	3/2.0	1,345 (+4%)	2mo	$135,000	$100	60
107 Bingham Dr	0.68mi	3/2.0	1,192 (-8%)	0mo	$175,000	$147	54
209 Hester Way	0.54mi	2/2.0 (-1)	1,190 (-8%)	6mo	$205,695	$173	51
4000 N University Ave	0.63mi	3/2.0	1,453 (+12%)	1mo	$185,000	$127	50
211 Cainwood Ct	0.75mi	3/2.0	1,422 (+9%)	2mo	$220,177	$155	48
102 Linares St	0.75mi	3/2.0	1,427 (+10%)	2mo	$162,000	$114	47
512 Wisteria Bend Cir	0.68mi	3/2.0	1,474 (+13%)	4mo	$199,000	$135	42

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,196
• Equity at exit: $25,198

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $30,352
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $396

Break-even live

Break-even rent $1,295

Max offer price $169,000

Occupancy floor 73%

Sensitivity live

Price	-10% $492	-5% $444	+0% $396	+5% $349	+10% $301
Rent	-10% $255	-5% $326	+0% $396	+5% $467	+10% $538
Rate	-1.0pp $482	-0.5pp $439	base $396	+0.5pp $353	+1.0pp $308

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: $42,250
• Closing costs: $5,070
• 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	0.26mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	44d	1	0.77mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	44d	1	1.26mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	22d	1	1.26mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $169,000 Pending 7 DOM
2. 2026-06-10
   days on market $169,000 Active 5 DOM
3. 2026-06-09
   days on market $169,000 Active 4 DOM
4. 2026-06-08
   days on market $169,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $169,000 Active 2 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: $795 · $66/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$135/yr (+$11/mo · 17.0%)

ⓘ 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: $21,560
• − Mortgage interest: −$9,467
• − Property taxes: −$795
• − Insurance: −$845
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$4,916
• Taxable income: $2,088
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $4,257/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

+77.9% since first listed

4 events — show timeline

• 2026-06-04 Listed $169,000 AcadianaMLS
• 2007-01-29 Sold (Public Records) — Public Records
• 2007-01-29 Sold (MLS) $95,000 AcadianaMLS
• 2006-12-22 Listed $95,000 AcadianaMLS

Property tax history

+16.3%/yr

Latest (2025): $795 · -1.3% YoY. Source: county tax records.