Denton V G Plan · Carencro, LA 70520

$214,990

3 bd · 2.0 ba · 1,394 sqft · SingleFamily · 858 Days on market

Poor condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Denton V G by DSLD Homes offers a perfect combination of energy efficiency and modern living with 1,394 square feet of comfortable living space and a total area of 1,896 square feet. This thoughtfully designed floor plan features three bedrooms and two bathrooms, ideal for families or individuals seeking a functional and stylish home. The home boasts a brick and siding exterior, delivering a classic and low-maintenance look. Step outside and enjoy the covered rear patio, providing a serene space for outdoor relaxation. The two-car garage offers convenience and ample storage space, making it perfect for families on the go. Inside, the open floor plan creates a welcoming atmosphere, connecting the living, dining, and kitchen areas. The kitchen is well-equipped with recessed can lighting, offering bright and efficient illumination. The master suite is a standout feature, featuring a spacious walk-in closet that enhances the home's overall appeal. With its energy-saving features, convenient layout, and stylish finishes, the Denton V G is the perfect home for those looking to enjoy both modern living and long-term efficiency.

Key facts

• 2 garage spots
• Listed 858 days

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,279.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (18.9% below list).
• Recommended offer: $174k (18.9% below list) — sets the bar for 1% rule.

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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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).
• Market conditions: 281 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $2k of loan paydown is wiped out by about $8k 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 858 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,378 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 858 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $252,279
• List price: $214,990
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Cainwood Ct	0.26mi	3/2.0	1,422 (+2%)	2mo	$220,177	$155	82
405 Auburn Dr	0.24mi	3/2.0	1,345 (-4%)	2mo	$135,000	$100	81
214 Hester Way	0.08mi	3/2.0	1,283 (-8%)	3mo	$210,700	$164	81
102 Linares St	0.30mi	3/2.0	1,427 (+2%)	2mo	$162,000	$114	80
209 Cainwood Ct	0.25mi	3/2.0	1,321 (-5%)	3mo	$210,787	$160	77
902 Pelican Ridge Cv	0.48mi	3/2.0	1,410 (+1%)	1mo	$200,000	$142	75
215 Hester Way	0.05mi	3/2.0	1,225 (-12%)	3mo	$207,775	$170	75
103 Island Nest Cv	0.25mi	3/2.0	1,495 (+7%)	4mo	$219,900	$147	73
129 Bradford Dr	0.45mi	3/1.5	1,362 (-2%)	3mo	$72,800	$53	71
104 White Stripe Cv	0.40mi	3/2.0	1,478 (+6%)	2mo	$217,500	$147	70
103 Linares St	0.33mi	3/1.0	1,500 (+8%)	2mo	$95,000	$63	66
104 Meadowvale Dr	0.67mi	3/2.0	1,526 (+10%)	5mo	$205,000	$134	49

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-64,155
• Equity at exit: $37,616

10-year hold

• IRR: -24.6%
• Equity multiple: -0.21×
• Total profit: $-85,763
• Equity at exit: $21,812

Cash invested: $70,638 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$1,323
• Tax est. 1.5%: −$315 /mo · $3,784/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-366

Break-even live

Break-even rent $2,207

Max offer price $199,339

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-279	+0% $-366	+5% $-453	+10% $-540
Rent	-10% $-504	-5% $-435	+0% $-366	+5% $-297	+10% $-228
Rate	-1.0pp $-239	-0.5pp $-302	base $-366	+0.5pp $-431	+1.0pp $-498

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: $63,070
• Closing costs: $7,568
• 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	45d	1	0.75mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	45d	1	1.11mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	23d	1	1.11mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	45d	1	1.30mi

Listing history 18 events

1. 2026-06-21
   days on market $214,990 Active 858 DOM
2. 2026-06-18
   days on market $214,990 Active 855 DOM
3. 2026-06-17
   days on market $214,990 Active 854 DOM
4. 2026-06-16
   days on market $214,990 Active 853 DOM
5. 2026-06-15
   days on market $214,990 Active 852 DOM
6. 2026-06-14
   days on market $214,990 Active 850 DOM
7. 2026-06-13
   days on market $214,990 Active 849 DOM
8. 2026-06-10
   days on market $214,990 Active 847 DOM
9. 2026-06-09
   days on market $214,990 Active 846 DOM
10. 2026-06-08
    days on market $214,990 Active 845 DOM
11. 2026-06-07
    days on market $214,990 Active 844 DOM
12. 2026-06-05
    days on market $214,990 Active 841 DOM
13. 2026-06-03
    days on market $214,990 Active 840 DOM
14. 2026-06-02
    days on market $214,990 Active 839 DOM
15. 2026-06-01
    days on market $214,990 Active 838 DOM
16. 2026-05-31
    days on market $214,990 Active 837 DOM
17. 2026-05-30
    days on market $214,990 Active 836 DOM
18. 2024-02-14
    listed $214,990 Active 1142-char remark

    Show marketing remark (1142 chars)

    The Denton V G by DSLD Homes offers a perfect combination of energy efficiency and modern living with 1,394 square feet of comfortable living space and a total area of 1,896 square feet. This thoughtfully designed floor plan features three bedrooms and two bathrooms, ideal for families or individuals seeking a functional and stylish home. The home boasts a brick and siding exterior, delivering a classic and low-maintenance look. Step outside and enjoy the covered rear patio, providing a serene space for outdoor relaxation. The two-car garage offers convenience and ample storage space, making it perfect for families on the go. Inside, the open floor plan creates a welcoming atmosphere, connecting the living, dining, and kitchen areas. The kitchen is well-equipped with recessed can lighting, offering bright and efficient illumination. The master suite is a standout feature, featuring a spacious walk-in closet that enhances the home's overall appeal. With its energy-saving features, convenient layout, and stylish finishes, the Denton V G is the perfect home for those looking to enjoy both modern living and long-term efficiency.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,925
• − Mortgage interest: −$14,132
• − Property taxes: −$3,784
• − Insurance: −$1,261
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$7,339
• Taxable loss: −$8,939
• Est. tax savings @ 24.0%: +$2,145
• After-tax cash flow: $-2,245/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior repairs, roof replacement, and interior updates. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major siding — Significant damage and wear visible on the exterior.
• Major roof — Significant wear and potential leaks visible.
• Major exterior paint — The exterior paint is peeling and in poor condition.
• Major interior walls and paint — The interior condition is not visible, but the exterior suggests a lack of maintenance.
• Major systems and appliances — The overall condition suggests outdated or damaged systems and appliances.

Value-add opportunities

• Resale exterior repairs and painting — A fresh exterior will attract more buyers.
• Resale roof repair — A new roof will significantly increase the home's value.
• Both interior repairs and painting — Fresh interior will appeal to both buyers and renters.
• Both system upgrades — Upgrading systems will improve the home's functionality and appeal.
• Both landscaping and curb appeal — A well-maintained yard will enhance the home's curb appeal and attract more interest.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear visible on the exterior.	Major	$15,000–50,000
roof · Significant wear and potential leaks visible.	Major	$15,000–50,000
exterior paint · The exterior paint is peeling and in poor condition.	Major	$15,000–50,000
interior walls and paint · The interior condition is not visible, but the exterior suggests a lack of maintenance.	Major	$15,000–50,000
systems and appliances · The overall condition suggests outdated or damaged systems and appliances.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale exterior repairs and painting — A fresh exterior will attract more buyers. ↑
• Resale roof repair — A new roof will significantly increase the home's value. ↑
• Both interior repairs and painting — Fresh interior will appeal to both buyers and renters. ↑
• Both system upgrades — Upgrading systems will improve the home's functionality and appeal. ↑
• Both landscaping and curb appeal — A well-maintained yard will enhance the home's curb appeal and attract more interest. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2024-02-14 Listed $214,990 Zillow