105 Central Village Way · Youngsville, LA 70592

$319,500

4 bd · 2.5 ba · 1,895 sqft · Land · 38 Days on market

Built 2026 8,712 sqft lot $40/mo HOA · 2% of rent

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a large lot, the Elisabeth French I Floorplan offers the perfect blend of classic design, modern comfort, and energy-efficient living. This Energy Star certified home features 4 bedrooms, 2.5 bathrooms, and 1,895 square feet of beautifully designed space ideal for someone looking for space and comfort. Inside, the spacious living area is centered around a ventless gas fireplace with a wood mantle and tile surround, creating a warm and inviting atmosphere. A charming brick arch opening adds architectural character as it connects the living and dining areas. The kitchen is thoughtfully equipped with slab countertops, custom cabinetry with soft-close cabinet doors and included hardware, a 30" freestanding gas range with microwave hood vent combo, dishwasher, garbage disposal, and plenty of storage space for everyday convenience. The primary suite serves as a relaxing retreat, complete with a garden tub featuring tile surround and a separate shower with fiberglass shower pan, tiled walls, and recessed niche. Secondary bathroom includes a fiberglass tub/shower insert. Additional highlights include a tankless gas water heater and up to 10 pallets of sod for enhanced curb appeal and outdoor enjoyment. With its stylish finishes, efficient design, and spacious homesite, this home delivers comfort and quality throughout.

Key facts

• Custom cabinetry
• Brick arch opening
• 3cm countertops

Tags

• ENERGY STAR CERTIFIED
• VENTLESS GAS FIREPLACE
• BRICK ARCH OPENING
• 3CM COUNTERTOPS
• CUSTOM CABINETRY
• SOFT-CLOSE CABINET DOORS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of 475; Association provides management

Exterior

• Parking: 2 covered parking spaces; Garage (2 spaces)
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; New construction
• Construction: Brick veneer and HardiPlank with frame construction; Composition roof
• Exterior features: Covered and open porch; Outdoor lighting; Pond nearby / walk-to pond

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/oven; Kitchen island; Walk-in pantry; Granite counters
• Flooring: Tile; Vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Varied ceiling heights; Walk-in pantry; Walk-in closet(s); Granite counters; Double pane windows; 1 ventless gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $319,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,633.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (18.3% below list).
• Recommended offer: $261k (18.3% below list) — sets the bar for 1% rule.

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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% FRL); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% FRL); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL).
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 34% 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 $10k 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 38 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $261,154 (18.3% 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 38 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. 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?
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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $318,633
• List price: $319,500
• Delta: 0.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-66,462
• Equity at exit: $47,509

10-year hold

• IRR: -19.3%
• Equity multiple: 0.03×
• Total profit: $-86,263
• Equity at exit: $27,550

Cash invested: $89,217 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$1,671
• Tax est. 1.5%: −$398 /mo · $4,779/yr
• Insurance: −$133
• HOA: −$40
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-179

Break-even live

Break-even rent $2,838

Max offer price $292,748

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-69	+0% $-179	+5% $-289	+10% $-399
Rent	-10% $-385	-5% $-282	+0% $-179	+5% $-76	+10% $27
Rate	-1.0pp $-18	-0.5pp $-98	base $-179	+0.5pp $-261	+1.0pp $-345

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: $79,658
• Closing costs: $9,559
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	14d	1	0.31mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	44d	1	0.35mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	44d	1	0.43mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	44d	1	0.44mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	14d	1	0.53mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	22d	1	0.56mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	44d	1	1.40mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: watertrashgas

Listing history 18 events

1. 2026-06-18
   days on market $319,500 Active 38 DOM
2. 2026-06-17
   days on market $319,500 Active 37 DOM
3. 2026-06-16
   days on market $319,500 Active 36 DOM
4. 2026-06-15
   days on market $319,500 Active 35 DOM
5. 2026-06-14
   days on market $319,500 Active 33 DOM
6. 2026-06-13
   days on market $319,500 Active 32 DOM
7. 2026-06-10
   days on market $319,500 Active 30 DOM
8. 2026-06-09
   days on market $319,500 Active 29 DOM
9. 2026-06-08
   days on market $319,500 Active 28 DOM
10. 2026-06-07
    days on market $319,500 Active 27 DOM
11. 2026-06-05
    days on market $319,500 Active 24 DOM
12. 2026-06-03
    days on market $319,500 Active 23 DOM
13. 2026-06-02
    days on market $319,500 Active 22 DOM
14. 2026-06-01
    days on market $319,500 Active 21 DOM
15. 2026-05-31
    days on market $319,500 Active 20 DOM
16. 2026-05-30
    days on market $319,500 Active 19 DOM
17. 2026-05-11
    listed $319,500 Active 732-char remark
18. 2026-05-02
    listed $319,500 Active 1349-char remark

    Show marketing remark (1349 chars)

    Situated on a large lot, the Elisabeth French I Floorplan offers the perfect blend of classic design, modern comfort, and energy-efficient living. This Energy Star certified home features 4 bedrooms, 2.5 bathrooms, and 1,895 square feet of beautifully designed space ideal for someone looking for space and comfort. Inside, the spacious living area is centered around a ventless gas fireplace with a wood mantle and tile surround, creating a warm and inviting atmosphere. A charming brick arch opening adds architectural character as it connects the living and dining areas. The kitchen is thoughtfully equipped with slab countertops, custom cabinetry with soft-close cabinet doors and included hardware, a 30" freestanding gas range with microwave hood vent combo, dishwasher, garbage disposal, and plenty of storage space for everyday convenience. The primary suite serves as a relaxing retreat, complete with a garden tub featuring tile surround and a separate shower with fiberglass shower pan, tiled walls, and recessed niche. Secondary bathroom includes a fiberglass tub/shower insert. Additional highlights include a tankless gas water heater and up to 10 pallets of sod for enhanced curb appeal and outdoor enjoyment. With its stylish finishes, efficient design, and spacious homesite, this home delivers comfort and quality throughout.

ⓘ 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: $31,338
• − Mortgage interest: −$17,848
• − Property taxes: −$4,779
• − Insurance: −$1,593
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − HOA: −$480
• − Depreciation: −$9,269
• Taxable loss: −$7,646
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-312/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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $319,500 AcadianaMLS
• 2026-05-02 Listed $319,500 Zillow

Property tax history

+97.5%/yr

Latest (2025): $482 · +97.5% YoY. Source: county tax records.