Woodford II G - Garden Lot Plan · Youngsville, LA 70592

$239,990

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 557 Days on market

Good condition

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Metairie Place, a premier new home community by DSLD Homes, offering modern style, comfort, and exceptional value in the heart of Youngsville, Louisiana. Ideally located just one mile off Highway 90, Metairie Place provides quick and convenient access to Lafayette, New Iberia, and surrounding areas, making it the perfect choice for families, professionals, and retirees seeking quality new construction homes. Youngsville is one of Louisiana's fastest-growing cities, celebrated for its award-winning schools, thriving economy, and abundant family-friendly amenities. Residents of Metairie Place enjoy close proximity to the Youngsville Sports Complex, scenic walking and biking trails, and exciting local attractions like LeTriomphe Golf & Country Club, Zoo of Acadiana, and the Lafayette Science Museum-perfect for weekend outings and family fun. As a trusted Louisiana home builder, DSLD Homes specializes in Energy Star certified new homes that combine energy efficiency, innovative design, and superior craftsmanship. Every home in Metairie Place features quality materials, modern finishes, and thoughtful floor plans designed to accommodate your lifestyle. Backed by a comprehensive new home warranty and unparalleled customer care, purchasing a DSLD new construction home ensures peace of mind and long-term value. Metairie Place offers a serene community setting with three seasonally landscaped entrances, a peaceful pond with lighted fountains, and tree-lined streets that create a welcoming, neighborhood feel. Whether you're a first-time homebuyer or looking to upgrade, homes for sale in Metairie Place offer the ideal mix of luxury, affordability, and convenience, all within a thriving, family-oriented community. At DSLD Homes, your home is more than just a structure it's a place to make memories, grow your family, and enjoy the best of Southern Louisiana living. With a variety of move-in ready homes and customizable new construction floor plans, Meta. ..

Key facts

• Upgraded cabinetry
• Under mount sinks
• 2 garage spots

Tags

• ENERGY EFFICIENT HOMES
• FOUR SIDED BRICK EXTERIORS
• SOLID SURFACE COUNTERTOPS
• UNDER MOUNT SINKS
• UPGRADED CABINETRY
• BLACK MATTE PLUMBING FIXTURES

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $262,905.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: employment A+, housing A+, health & safety 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.
• Zoned schools: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% FRL); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% FRL); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 811 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 31% 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 $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 557 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 557 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $262,905
• List price: $239,990
• Delta: -8.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Tatum Ln	0.23mi	4/2.0	1,568 (0%)	0mo	$239,790	$153	89
214 Tatum Ln	0.21mi	4/2.0	1,568 (0%)	3mo	$241,367	$154	88
134 Ridley Ln	0.08mi	3/2.0 (-1)	1,656 (+6%)	1mo	$256,098	$155	81
237 Tatum Ln	0.14mi	3/2.0 (-1)	1,629 (+4%)	1mo	$242,778	$149	81
240 Tatum Ln	0.17mi	3/2.0 (-1)	1,629 (+4%)	1mo	$244,348	$150	80
233 Tatum Ln	0.15mi	3/2.0 (-1)	1,659 (+6%)	0mo	$248,061	$150	78
219 Tatum Ln	0.17mi	3/2.0 (-1)	1,629 (+4%)	3mo	$241,448	$148	78
1116 Briar Patch	0.17mi	3/2.0 (-1)	1,476 (-6%)	1mo	$212,000	$144	76
206 Tatum Ln	0.24mi	3/2.0 (-1)	1,629 (+4%)	2mo	$241,683	$148	76
245 Tatum Ln	0.14mi	3/2.0 (-1)	1,456 (-7%)	2mo	$230,337	$158	75
229 Tatum Ln	0.15mi	3/2.0 (-1)	1,456 (-7%)	2mo	$230,000	$158	74
210 Tatum Ln	0.22mi	3/2.0 (-1)	1,659 (+6%)	2mo	$250,752	$151	73

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-39,631
• Equity at exit: $39,200

10-year hold

• IRR: -9.2%
• Equity multiple: 0.47×
• Total profit: $-39,370
• Equity at exit: $22,731

Cash invested: $73,613 (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: 30 active · 24 under contract
• Months of supply: 12.9 mo (8%/mo absorbed)
• Median asking: $251,990 ($152/sqft)
• Median days on market: 557 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +10.2% above current asking $/sqft

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

ZIP-level market 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 811
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $97

Break-even live

Break-even rent $2,300

Max offer price $262,905

Occupancy floor 91%

Sensitivity live

Price	-10% $279	-5% $188	+0% $97	+5% $6	+10% $-85
Rent	-10% $-94	-5% $1	+0% $97	+5% $193	+10% $288
Rate	-1.0pp $229	-0.5pp $164	base $97	+0.5pp $29	+1.0pp $-40

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: $65,726
• Closing costs: $7,887
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Ridley Ln Youngsville, LA	3.0	2.0	1656	$2,000	$1.21	62d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	62d	32	0.31mi

Listing history 50 events

1. 2026-08-08
   days on market $239,990 Active 557 DOM
2. 2026-08-07
   days on market $239,990 Active 556 DOM
3. 2026-08-06
   days on market $239,990 Active 555 DOM
4. 2026-08-05
   days on market $239,990 Active 554 DOM
5. 2026-08-04
   days on market $239,990 Active 553 DOM
6. 2026-08-03
   days on market $239,990 Active 552 DOM
7. 2026-07-31
   days on market $239,990 Active 549 DOM
8. 2026-07-30
   days on market $239,990 Active 548 DOM
9. 2026-07-29
   days on market $239,990 Active 547 DOM
10. 2026-07-27
    days on market $239,990 Active 545 DOM
11. 2026-07-23
    days on market $239,990 Active 541 DOM
12. 2026-07-22
    days on market $239,990 Active 540 DOM
13. 2026-07-21
    days on market $239,990 Active 539 DOM
14. 2026-07-18
    days on market $239,990 Active 536 DOM
15. 2026-07-16
    days on market $239,990 Active 534 DOM
16. 2026-07-16
    days on market $239,990 Active 533 DOM
17. 2026-07-14
    days on market $239,990 Active 532 DOM
18. 2026-07-13
    days on market $239,990 Active 531 DOM
19. 2026-07-12
    days on market $239,990 Active 530 DOM
20. 2026-07-11
    days on market $239,990 Active 529 DOM
21. 2026-07-10
    days on market $239,990 Active 528 DOM
22. 2026-07-09
    days on market $239,990 Active 527 DOM
23. 2026-07-08
    days on market $239,990 Active 526 DOM
24. 2026-07-07
    days on market $239,990 Active 525 DOM
25. 2026-07-06
    days on market $239,990 Active 524 DOM
26. 2026-07-05
    days on market $239,990 Active 523 DOM
27. 2026-07-04
    days on market $239,990 Active 522 DOM
28. 2026-07-03
    days on market $239,990 Active 521 DOM
29. 2026-07-02
    days on market $239,990 Active 520 DOM
30. 2026-07-01
    days on market $239,990 Active 519 DOM
31. 2026-06-30
    days on market $239,990 Active 518 DOM
32. 2026-06-29
    days on market $239,990 Active 517 DOM
33. 2026-06-28
    days on market $239,990 Active 516 DOM
34. 2026-06-28
    days on market $239,990 Active 515 DOM
35. 2026-06-27
    days on market $239,990 Active 514 DOM
36. 2026-06-25
    days on market $239,990 Active 512 DOM
37. 2026-06-23
    days on market $239,990 Active 510 DOM
38. 2026-06-21
    days on market $239,990 Active 509 DOM
39. 2026-06-18
    days on market $239,990 Active 506 DOM
40. 2026-06-17
    days on market $239,990 Active 505 DOM
41. 2026-06-16
    days on market $239,990 Active 504 DOM
42. 2026-06-15
    days on market $239,990 Active 503 DOM
43. 2026-06-14
    days on market $239,990 Active 501 DOM
44. 2026-06-13
    days on market $239,990 Active 500 DOM
45. 2026-06-10
    days on market $239,990 Active 498 DOM
46. 2026-06-09
    days on market $239,990 Active 497 DOM
47. 2026-06-08
    days on market $239,990 Active 496 DOM
48. 2026-06-07
    days on market $239,990 Active 495 DOM
49. 2026-06-05
    days on market $239,990 Active 492 DOM
50. 2026-06-03
    days on market $239,990 Active 491 DOM

ⓘ 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: $29,072
• − Mortgage interest: −$14,727
• − Property taxes: −$3,944
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$7,648
• Taxable loss: −$3,212
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,936/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 · 2 photos

Good 80/100 None rehab

This home is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for value enhancement through painting, landscaping, and kitchen/bathroom updates.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating the kitchen and bathrooms — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Martial Billeaud Elementary School C+ LA #79/646 Nat'l #8,534/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

B Composite livability gradescore 78/100

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 · 280,930 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: 6% of renters

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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%

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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%

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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

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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

+2.1% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $239,990 Zillow
• 2025-01-28 Listed $234,990 Zillow