301 Forest Grove Dr · Youngsville, LA 70592

$245,000

4 bd · 2.5 ba · 2,644 sqft · SingleFamily public records · 37 Days on market

Built 2015 7,840 sqft lot $93/sqft · 21% below area Est $290k · 15% under $30/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 +18.3/30.0
• ARV discount +14.4/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious two-story home sits on a corner lot at the beginning of the subdivision and offers a well-designed four-bedroom, two-and-a-half-bath floor plan with approximately 2,460 square feet of living space. The family room features wood flooring, creating a warm and inviting central gathering area. At the back is a large patio where you can entertain family and friends, or just spend a quiet time alone. The property is also equiped with a spacious shed for extra storage. Upstairs can be used as an additional living room or gameroom. The home also features decking above the garage for extra storage and additional storage space below the staircase.Ceramic tile flooring is installed in the kitchen, breakfast area, bathrooms, and utility room for durability and ease of maintenance. The kitchen includes recessed lighting and is designed with both functionality and everyday use in mind.The primary bathroom is generously sized and includes a separate shower and a garden tub, providing multiple options for daily routines. The home is pre-wired for a security system and features a gas ventless fireplace in the living area.Additional features include access to neighborhood amenities such as a playground and community pool.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $237k (3.3% below list).
• Recommended offer: $237k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.8% in Youngsville — 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 78/100 on livability (#8 in LA, #2,614 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 30% of the median local income ($93k/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 37 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,850 (3.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $289,727
• List price: $245,000
• Delta: -15.44%
• 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
315 Forest Grove Dr	0.07mi	4/2.5	2,460 (-7%)	1mo	$275,000	$112	84
102 Sugar Crest Dr	0.18mi	5/3.0 (+1)	2,720 (+3%)	0mo	$340,000	$125	79
208 Cautillion Dr	0.15mi	4/2.5	2,460 (-7%)	4mo	$295,000	$120	78
524 Cautillion Dr	0.16mi	4/2.5	2,367 (-10%)	4mo	$265,000	$112	71
123 Chemet Rd	0.41mi	4/3.0	2,491 (-6%)	2mo	$365,000	$147	68
206 Amsterdam Ave	0.56mi	4/3.5	2,479 (-6%)	2mo	$515,632	$208	58
209 Rue Cordorcet	0.73mi	4/3.0	2,700 (+2%)	5mo	$315,000	$117	56
101 Chemet Rd	0.45mi	4/3.0	2,349 (-11%)	3mo	$345,000	$147	56
208 Buenos Aires Ave	0.54mi	4/3.0	2,372 (-10%)	0mo	$499,899	$211	55
127 Cape Town Ave	0.44mi	4/3.0	2,270 (-14%)	1mo	$475,000	$209	53
102 Bruges Ln	0.52mi	4/2.5	2,349 (-11%)	5mo	$458,000	$195	53
102 Eagleston St	0.75mi	5/3.0 (+1)	2,720 (+3%)	4mo	$364,210	$134	50

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-28,589
• Equity at exit: $36,530

10-year hold

• IRR: -4.5%
• Equity multiple: 0.72×
• Total profit: $-19,156
• Equity at exit: $21,183

Cash invested: $68,600 (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 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 675
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,368 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$102
• HOA: −$30
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $224

Break-even live

Break-even rent $2,085

Max offer price $245,000

Occupancy floor 86%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	0.29mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	21d	1	0.31mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	1.24mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: gaspoolsecurity

Listing history 20 events

1. 2026-06-17
   status $245,000 Pending 37 DOM
2. 2026-06-17
   days on market $245,000 Active 37 DOM
3. 2026-06-16
   days on market $245,000 Active 36 DOM
4. 2026-06-15
   days on market $245,000 Active 35 DOM
5. 2026-06-14
   days on market $245,000 Active 33 DOM
6. 2026-06-13
   days on market $245,000 Active 32 DOM
7. 2026-06-10
   days on market $245,000 Active 30 DOM
8. 2026-06-09
   days on market $245,000 Active 29 DOM
9. 2026-06-08
   days on market $245,000 Active 28 DOM
10. 2026-06-07
    pricedays on market $245,000 Active 27 DOM
11. 2026-06-05
    days on market $255,000 Active 24 DOM
12. 2026-06-03
    days on market $255,000 Active 23 DOM
13. 2026-06-02
    days on market $255,000 Active 22 DOM
14. 2026-06-01
    days on market $255,000 Active 21 DOM
15. 2026-05-31
    days on market $255,000 Active 20 DOM
16. 2026-05-30
    days on market $255,000 Active 19 DOM
17. 2026-05-11
    listed $255,000 Active 1237-char remark

    Show marketing remark (1237 chars)

    This spacious two-story home sits on a corner lot at the beginning of the subdivision and offers a well-designed four-bedroom, two-and-a-half-bath floor plan with approximately 2,460 square feet of living space. The family room features wood flooring, creating a warm and inviting central gathering area. At the back is a large patio where you can entertain family and friends, or just spend a quiet time alone. The property is also equiped with a spacious shed for extra storage. Upstairs can be used as an additional living room or gameroom. The home also features decking above the garage for extra storage and additional storage space below the staircase.Ceramic tile flooring is installed in the kitchen, breakfast area, bathrooms, and utility room for durability and ease of maintenance. The kitchen includes recessed lighting and is designed with both functionality and everyday use in mind.The primary bathroom is generously sized and includes a separate shower and a garden tub, providing multiple options for daily routines. The home is pre-wired for a security system and features a gas ventless fireplace in the living area.Additional features include access to neighborhood amenities such as a playground and community pool.

18. 2018-03-14
    listed $230,000
19. 2015-01-31
    soldstatus $256,000
20. 2014-11-13
    listed $256,000

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,422
• − Mortgage interest: −$13,724
• − Property taxes: −$2,760
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$360
• − Depreciation: −$7,127
• Taxable loss: −$1,322
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $3,008/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 — Youngsville

• Score: 78/100
• State rank: #8
• US rank: #2614

Category grades

Amenities F Commute F Cost of living B+ Crime B- Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Youngsville, LA
• County: Lafayette Parish · 207,544 people
• City population: 32,167
• Metro: Lafayette, LA
• Population (ZIP): 32,167
• Household income: $93,204
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 424.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 24% Romanian 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 3% 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: ▼ -41.24%
• Current HPI: 135.2825
• Rent YoY: ▲ 1.65%
• 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

-0.4% since first listed

4 events — show timeline

• 2026-05-11 Listed $255,000 AcadianaMLS
• 2018-03-14 Listed $230,000 AcadianaMLS
• 2015-01-31 Sold (MLS) $256,000 AcadianaMLS
• 2014-11-13 Listed $256,000 AcadianaMLS

Property tax history

+8.4%/yr

Latest (2025): $2,760 · -1.2% YoY. Source: county tax records.