Banbury IV H - Garden Lot Plan · Youngsville, LA 70592

$247,990

3 bd · 2.0 ba · 1,659 sqft · SingleFamily · 557 Days on market

Excellent 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Banbury IV H Floor Plan by DSLD Homes is a thoughtfully designed 3-bedroom, 2-bath home offering 1,659 square feet of comfortable, stylish living. Ideal for small families, professionals, or those looking to downsize without sacrificing quality, this floor plan blends modern functionality with timeless appeal. The exterior showcases a mix of brick, stucco, and siding for a clean, elegant look, complemented by a covered rear patio and a spacious two-car garage. Inside, the open floor plan creates an inviting atmosphere perfect for everyday living and entertaining. The kitchen is illuminated by recessed can lighting and flows seamlessly into the dining and living spaces. A dedicated study offers flexible space for a home office or reading nook. The private primary suite features a luxurious layout with a double vanity, garden tub, separate walk-in shower, and a large walk-in closet for ample storage. Crafted with DSLD Homes' signature focus on energy efficiency and lasting quality, the Banbury IV H provides a well-balanced combination of comfort, elegance, and practicality for today's homeowners.

Key facts

• Upgraded cabinetry
• Under mount sinks
• 2 garage spots

Tags

• FOUR SIDED BRICK EXTERIORS
• SOLID SURFACE COUNTERTOPS
• UNDER MOUNT SINKS
• UPGRADED CABINETRY
• BLACK MATTE PLUMBING FIXTURES
• TIMELESS FLOORING OPTIONS

🏗️ New construction. The $247,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,011.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-79 ($-949/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.3% below list).
• Recommended offer: $218k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.8% in Youngsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).

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 ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,231 (12.0% 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 557 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $263,011
• List price: $247,990
• Delta: -5.71%
• 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
134 Ridley Ln	0.08mi	3/2.0	1,656 (-0%)	1mo	$256,098	$155	95
233 Tatum Ln	0.15mi	3/2.0	1,659 (0%)	0mo	$248,061	$150	93
237 Tatum Ln	0.14mi	3/2.0	1,629 (-2%)	1mo	$242,778	$149	89
240 Tatum Ln	0.17mi	3/2.0	1,629 (-2%)	1mo	$244,348	$150	88
210 Tatum Ln	0.22mi	3/2.0	1,659 (0%)	2mo	$250,752	$151	88
219 Tatum Ln	0.17mi	3/2.0	1,629 (-2%)	3mo	$241,448	$148	86
206 Tatum Ln	0.24mi	3/2.0	1,629 (-2%)	2mo	$241,683	$148	84
208 Tatum Ln	0.23mi	4/2.0 (+1)	1,568 (-6%)	0mo	$239,790	$153	75
214 Tatum Ln	0.21mi	4/2.0 (+1)	1,568 (-6%)	3mo	$241,367	$154	73
1116 Briar Patch	0.17mi	3/2.0	1,476 (-11%)	1mo	$212,000	$144	72
245 Tatum Ln	0.14mi	3/2.0	1,456 (-12%)	2mo	$230,337	$158	72
229 Tatum Ln	0.15mi	3/2.0	1,456 (-12%)	2mo	$230,000	$158	71

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-50,574
• Equity at exit: $39,216

10-year hold

• IRR: -16.0%
• Equity multiple: 0.16×
• Total profit: $-62,171
• Equity at exit: $22,740

Cash invested: $73,643 (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: 38 active · 25 under contract
• Months of supply: 15.2 mo (7%/mo absorbed)
• Median asking: $260,880 ($152/sqft)
• Median days on market: 557 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +4.5% vs 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: 9.4×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-79

Break-even live

Break-even rent $2,301

Max offer price $251,563

Occupancy floor 99%

Sensitivity live

Price	-10% $103	-5% $12	+0% $-79	+5% $-170	+10% $-261
Rent	-10% $-253	-5% $-166	+0% $-79	+5% $8	+10% $95
Rate	-1.0pp $53	-0.5pp $-12	base $-79	+0.5pp $-147	+1.0pp $-217

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: $65,753
• Closing costs: $7,890
• 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 $247,990 Active 557 DOM
2. 2026-08-07
   days on market $247,990 Active 556 DOM
3. 2026-08-06
   days on market $247,990 Active 555 DOM
4. 2026-08-05
   days on market $247,990 Active 554 DOM
5. 2026-08-04
   days on market $247,990 Active 553 DOM
6. 2026-08-03
   days on market $247,990 Active 552 DOM
7. 2026-07-31
   days on market $247,990 Active 549 DOM
8. 2026-07-30
   days on market $247,990 Active 548 DOM
9. 2026-07-29
   days on market $247,990 Active 547 DOM
10. 2026-07-27
    days on market $247,990 Active 545 DOM
11. 2026-07-23
    days on market $247,990 Active 541 DOM
12. 2026-07-22
    days on market $247,990 Active 540 DOM
13. 2026-07-21
    days on market $247,990 Active 539 DOM
14. 2026-07-18
    days on market $247,990 Active 536 DOM
15. 2026-07-16
    days on market $247,990 Active 534 DOM
16. 2026-07-16
    days on market $247,990 Active 533 DOM
17. 2026-07-14
    days on market $247,990 Active 532 DOM
18. 2026-07-13
    days on market $247,990 Active 531 DOM
19. 2026-07-12
    days on market $247,990 Active 530 DOM
20. 2026-07-11
    days on market $247,990 Active 529 DOM
21. 2026-07-10
    days on market $247,990 Active 528 DOM
22. 2026-07-09
    days on market $247,990 Active 527 DOM
23. 2026-07-08
    days on market $247,990 Active 526 DOM
24. 2026-07-07
    days on market $247,990 Active 525 DOM
25. 2026-07-06
    days on market $247,990 Active 524 DOM
26. 2026-07-05
    days on market $247,990 Active 523 DOM
27. 2026-07-04
    days on market $247,990 Active 522 DOM
28. 2026-07-03
    days on market $247,990 Active 521 DOM
29. 2026-07-02
    days on market $247,990 Active 520 DOM
30. 2026-07-01
    days on market $247,990 Active 519 DOM
31. 2026-06-30
    days on market $247,990 Active 518 DOM
32. 2026-06-29
    days on market $247,990 Active 517 DOM
33. 2026-06-28
    days on market $247,990 Active 516 DOM
34. 2026-06-28
    days on market $247,990 Active 515 DOM
35. 2026-06-27
    days on market $247,990 Active 514 DOM
36. 2026-06-25
    days on market $247,990 Active 512 DOM
37. 2026-06-23
    days on market $247,990 Active 510 DOM
38. 2026-06-21
    days on market $247,990 Active 509 DOM
39. 2026-06-18
    days on market $247,990 Active 506 DOM
40. 2026-06-17
    days on market $247,990 Active 505 DOM
41. 2026-06-16
    days on market $247,990 Active 504 DOM
42. 2026-06-15
    days on market $247,990 Active 503 DOM
43. 2026-06-14
    days on market $247,990 Active 501 DOM
44. 2026-06-13
    days on market $247,990 Active 500 DOM
45. 2026-06-10
    days on market $247,990 Active 498 DOM
46. 2026-06-09
    days on market $247,990 Active 497 DOM
47. 2026-06-08
    days on market $247,990 Active 496 DOM
48. 2026-06-07
    days on market $247,990 Active 495 DOM
49. 2026-06-05
    days on market $247,990 Active 492 DOM
50. 2026-06-03
    days on market $247,990 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: $26,408
• − Mortgage interest: −$14,733
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$7,651
• Taxable loss: −$5,462
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $361/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 Banbury IV H home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-tolerant plants — Improves curb appeal and reduces maintenance costs ↑
• Both Install smart home security system — Enhances safety and adds modern convenience ↑

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 $247,990 Zillow
• 2025-01-28 Listed $242,990 Zillow