208 Hester Way · Carencro, LA 70520

$211,382

3 bd · 2.0 ba · 1,283 sqft · SingleFamily · 46 Days on market

Built 2026 Excellent condition 6,969 sqft lot Garage $42/mo HOA · 2% of rent

---

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 +7.1/30.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * This Duncan V J has an open floor plan with upgraded luxury vinyl plank flooring added in primary bedroom, refrigerator, cabinet hardware & more. Additional plan features include blinds on all windows, granite counters, birch cabinets, vinyl plank flooring in living room & all wet areas, undermount kitchen sink, smart connect Wi-Fi thermostat, structured wiring panel box, post tension slab, fenced rear yard, radiant barrier roof decking, low E tilt-in windows and much more!

Key facts

• 6,969 sq ft lot
• Garage
• Built 2026

🏗️ New construction. The $211,382 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,439.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.6% below list).
• Recommended offer: $174k (17.6% 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: 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: 333 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 32% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $174,184 (17.6% 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 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

• ARV (median comp): $242,439
• List price: $211,382
• Delta: -12.81%
• 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
214 Hester Way	0.05mi	3/2.0	1,283 (0%)	4mo	$210,700	$164	94
215 Hester Way	0.07mi	3/2.0	1,225 (-4%)	5mo	$207,775	$170	85
209 Cainwood Ct	0.24mi	3/2.0	1,321 (+3%)	5mo	$210,787	$160	80
209 Hester Way	0.04mi	2/2.0 (-1)	1,190 (-7%)	7mo	$205,695	$173	75
405 Auburn Dr	0.34mi	3/2.0	1,345 (+5%)	4mo	$135,000	$100	73
211 Cainwood Ct	0.25mi	3/2.0	1,422 (+11%)	4mo	$220,177	$155	67
129 Bradford Dr	0.39mi	3/1.5	1,362 (+6%)	4mo	$72,800	$53	66
232 Auburn Dr	0.20mi	3/1.0	1,130 (-12%)	2mo	$125,000	$111	65
111 Rustic Oak Way	0.75mi	3/2.0	1,283 (0%)	0mo	$213,238	$166	65
315 Dunwoody Ct	0.40mi	3/2.0	1,422 (+11%)	1mo	$218,753	$154	63
102 Linares St	0.41mi	3/2.0	1,427 (+11%)	4mo	$162,000	$114	59
902 Pelican Ridge Cv	0.49mi	3/2.0	1,410 (+10%)	2mo	$200,000	$142	59

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-60,976
• Equity at exit: $36,148

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-80,883
• Equity at exit: $20,962

Cash invested: $67,883 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 10 under contract
• Months of supply: 22.8 mo (4%/mo absorbed)
• Median asking: $208,990 ($158/sqft)
• Median days on market: 446 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +19.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70520

• Home prices YoY: -17.6%
• Active inventory: 333
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$1,271
• Tax est. 1.5%: −$303 /mo · $3,637/yr
• Insurance: −$101
• HOA: −$42
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-341

Break-even live

Break-even rent $2,174

Max offer price $193,040

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-258	+0% $-341	+5% $-425	+10% $-509
Rent	-10% $-479	-5% $-410	+0% $-341	+5% $-273	+10% $-204
Rate	-1.0pp $-219	-0.5pp $-280	base $-341	+0.5pp $-404	+1.0pp $-468

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: $60,610
• Closing costs: $7,273
• Club membership (one-time): —
• 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	93d	1	0.71mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1450	$1,700	$1.17	93d	1	1.01mi
124 Saint Fabian Dr Carencro, LA	3.0	2.0	1441	$1,650	$1.15	70d	1	1.01mi
115 Northpointe Dr Carencro, LA	3.0	2.0	1696	$1,650	$0.97	93d	1	1.19mi

Property features AI

Finance

• HOA & community: Monthly association fee of $42.50Association covers accounting and insuranceCommunity management provided

Exterior

• Parking: Attached garage (1 car)1 covered parking space
• Utilities: Public sewerElectric service: SLEMCO
• Home design: Single family residenceUnder construction
• Construction: Vinyl siding with frame constructionComposition roof
• Exterior features: Exterior lightingPondWood fencing

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorElectric stove
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCentral heatingHeat pump
• Interior features: High ceilingsWalk-in closet(s)Granite countersLiving roomKitchen
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $42/mo · $504/yr

• Likely covers: internet

Listing history 38 events

1. 2026-08-08
   days on market $211,382 Active 46 DOM
2. 2026-08-07
   days on market $211,382 Active 45 DOM
3. 2026-08-06
   days on market $211,382 Active 44 DOM
4. 2026-08-05
   days on market $211,382 Active 43 DOM
5. 2026-08-04
   days on market $211,382 Active 42 DOM
6. 2026-08-03
   days on market $211,382 Active 41 DOM
7. 2026-07-31
   days on market $211,382 Active 38 DOM
8. 2026-07-30
   days on market $211,382 Active 37 DOM
9. 2026-07-29
   days on market $211,382 Active 36 DOM
10. 2026-07-27
    days on market $211,382 Active 34 DOM
11. 2026-07-23
    days on market $211,382 Active 30 DOM
12. 2026-07-22
    days on market $211,382 Active 29 DOM
13. 2026-07-21
    days on market $211,382 Active 28 DOM
14. 2026-07-18
    days on market $211,382 Active 25 DOM
15. 2026-07-16
    days on market $211,382 Active 23 DOM
16. 2026-07-16
    days on market $211,382 Active 22 DOM
17. 2026-07-14
    days on market $211,382 Active 21 DOM
18. 2026-07-13
    days on market $211,382 Active 20 DOM
19. 2026-07-12
    days on market $211,382 Active 19 DOM
20. 2026-07-11
    days on market $211,382 Active 18 DOM
21. 2026-07-10
    days on market $211,382 Active 17 DOM
22. 2026-07-09
    days on market $211,382 Active 16 DOM
23. 2026-07-08
    days on market $211,382 Active 15 DOM
24. 2026-07-07
    days on market $211,382 Active 14 DOM
25. 2026-07-06
    days on market $211,382 Active 13 DOM
26. 2026-07-05
    days on market $211,382 Active 12 DOM
27. 2026-07-04
    days on market $211,382 Active 11 DOM
28. 2026-07-03
    days on market $211,382 Active 10 DOM
29. 2026-07-02
    days on market $211,382 Active 9 DOM
30. 2026-07-01
    days on market $211,382 Active 8 DOM
31. 2026-06-30
    days on market $211,382 Active 7 DOM
32. 2026-06-29
    days on market $211,382 Active 6 DOM
33. 2026-06-28
    days on market $211,382 Active 5 DOM
34. 2026-06-28
    days on market $211,382 Active 4 DOM
35. 2026-06-27
    days on market $211,382 Active 3 DOM
36. 2026-06-25
    remarks 636-char remark
37. 2026-06-25
    pricestatusdays on market $211,382 Active 1 DOM
38. 2026-05-12
    listed $210,037

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $20,902
• − Mortgage interest: −$13,580
• − Property taxes: −$3,637
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$504
• − Depreciation: −$7,053
• Taxable loss: −$8,428
• Est. tax savings @ 24.0%: +$2,023
• After-tax cash flow: $-2,074/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 · 1 photo

Excellent 95/100 None rehab

This newly constructed home is in excellent condition with no visible repairs needed. It offers a high ROI with updates that can enhance both resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace blinds — New blinds improve light control and add a modern touch ↑
• Both Install smart home security system — Enhances safety and adds a tech-savvy feature ↑
• Both Upgrade lighting fixtures — Modern lighting enhances ambiance and energy efficiency ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Carencro Heights Elementary School F LA #350/646 Nat'l #28,012/41,679 Middle Carencro Middle School F LA #145/218 Nat'l #11,007/14,009 High Carencro High School F LA #127/265 Nat'l #11,215/17,239

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

C Composite livability gradescore 69/100

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

• County: Lafayette · 280,930 people
• City population: 20,134
• Metro: Lafayette, LA
• Population (ZIP): 20,134
• Household income: $65,956
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 15% of renters

---

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

Property features AI

Finance

• HOA & community: Monthly association fee of $42.50Association covers accounting and insuranceCommunity management provided

Exterior

• Parking: Attached garage (1 car)1 covered parking space
• Utilities: Public sewerElectric service: SLEMCO
• Home design: Single family residenceUnder construction
• Construction: Vinyl siding with frame constructionComposition roof
• Exterior features: Exterior lightingPondWood fencing

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorElectric stove
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetVinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCentral heatingHeat pump
• Interior features: High ceilingsWalk-in closet(s)Granite countersLiving roomKitchen
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+0.6% since first listed

4 events — show timeline

• 2026-06-23 Listed $211,382 Zillow
• 2026-06-23 Relisted — AcadianaMLS
• 2026-06-23 Price Changed $211,382 AcadianaMLS
• 2026-05-12 Listed $210,037 AcadianaMLS