Plymouth IV G - Garden Lot Plan · Youngsville, LA 70592

$231,990

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 603 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 +11.6/30.0
• 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

- Open Floor Plan - Three Bedroom, Two Baths - Two Car Garage - Brick & Vinyl Exterior - Walk-In Master Closet - Walk-In Pantry - Optional Fireplace

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 $231,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,230.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-80 ($-961/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 $218k (5.9% below list).
• Recommended offer: $204k (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); 931 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 603 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,151 (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 603 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: -1.31%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,230
• List price: $231,990
• Delta: -11.19%
• 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
239 Tatum Ln	0.14mi	3/2.0	1,463 (+0%)	1mo	$237,041	$162	92
217 Tatum Ln	0.18mi	3/2.0	1,456 (0%)	1mo	$234,811	$161	91
212 Tatum Ln	0.21mi	3/2.0	1,456 (0%)	1mo	$230,265	$158	89
143 Ridley Ln	0.03mi	3/2.0	1,642 (+13%)	0mo	$256,463	$156	77
243 Tatum Ln	0.14mi	4/2.0 (+1)	1,568 (+8%)	0mo	$244,759	$156	75
213 Tatum Ln	0.19mi	4/2.0 (+1)	1,568 (+8%)	0mo	$243,856	$156	73
115 Bailey Ln	0.16mi	3/2.0	1,642 (+13%)	1mo	$256,963	$156	70
208 Tatum Ln	0.23mi	4/2.0 (+1)	1,568 (+8%)	2mo	$239,790	$153	70
204 Tatum Ln	0.24mi	4/2.0 (+1)	1,568 (+8%)	2mo	$240,107	$153	70
236 Tatum Ln	0.17mi	3/2.0	1,659 (+14%)	1mo	$254,679	$154	68
202 Tatum Ln	0.25mi	3/2.0	1,629 (+12%)	1mo	$241,878	$148	67
205 Tatum Ln	0.22mi	3/2.0	1,659 (+14%)	1mo	$255,108	$154	66

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-50,325
• Equity at exit: $38,950

10-year hold

• IRR: -16.1%
• Equity multiple: 0.15×
• Total profit: $-61,944
• Equity at exit: $22,586

Cash invested: $73,144 (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: 28 active · 25 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $253,990 ($154/sqft)
• Median days on market: 399 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.8% 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: 931
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,370
• Tax est. 1.5%: −$327 /mo · $3,918/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-80

Break-even live

Break-even rent $2,285

Max offer price $249,643

Occupancy floor 99%

Sensitivity live

Price	-10% $100	-5% $10	+0% $-80	+5% $-170	+10% $-261
Rent	-10% $-253	-5% $-166	+0% $-80	+5% $6	+10% $92
Rate	-1.0pp $51	-0.5pp $-14	base $-80	+0.5pp $-148	+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: $65,307
• Closing costs: $7,837
• 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	109d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1191	$2,127	$1.79	0d	17	0.31mi

Listing history 50 events

1. 2026-09-24
   days on market $231,990 Active 603 DOM
2. 2026-09-22
   days on market $231,990 Active 602 DOM
3. 2026-09-21
   days on market $231,990 Active 601 DOM
4. 2026-09-20
   days on market $231,990 Active 600 DOM
5. 2026-09-19
   days on market $231,990 Active 599 DOM
6. 2026-09-18
   days on market $231,990 Active 598 DOM
7. 2026-09-17
   days on market $231,990 Active 597 DOM
8. 2026-09-16
   days on market $231,990 Active 596 DOM
9. 2026-09-15
   days on market $231,990 Active 595 DOM
10. 2026-09-14
    days on market $231,990 Active 594 DOM
11. 2026-09-13
    days on market $231,990 Active 593 DOM
12. 2026-09-12
    days on market $231,990 Active 592 DOM
13. 2026-09-12
    price $231,990 Active 591 DOM
14. 2026-09-11
    days on market $229,990 Active 591 DOM
15. 2026-09-05
    days on market $229,990 Active 585 DOM
16. 2026-09-04
    days on market $229,990 Active 584 DOM
17. 2026-09-03
    days on market $229,990 Active 583 DOM
18. 2026-08-31
    days on market $229,990 Active 580 DOM
19. 2026-08-30
    days on market $229,990 Active 579 DOM
20. 2026-08-29
    days on market $229,990 Active 578 DOM
21. 2026-08-28
    days on market $229,990 Active 577 DOM
22. 2026-08-27
    days on market $229,990 Active 576 DOM
23. 2026-08-25
    days on market $229,990 Active 574 DOM
24. 2026-08-24
    days on market $229,990 Active 573 DOM
25. 2026-08-23
    days on market $229,990 Active 572 DOM
26. 2026-08-22
    days on market $229,990 Active 571 DOM
27. 2026-08-21
    days on market $229,990 Active 570 DOM
28. 2026-08-20
    days on market $229,990 Active 569 DOM
29. 2026-08-19
    days on market $229,990 Active 568 DOM
30. 2026-08-18
    days on market $229,990 Active 567 DOM
31. 2026-08-17
    days on market $229,990 Active 566 DOM
32. 2026-08-16
    days on market $229,990 Active 565 DOM
33. 2026-08-15
    days on market $229,990 Active 564 DOM
34. 2026-08-14
    days on market $229,990 Active 563 DOM
35. 2026-08-13
    days on market $229,990 Active 562 DOM
36. 2026-08-12
    days on market $229,990 Active 561 DOM
37. 2026-08-11
    days on market $229,990 Active 560 DOM
38. 2026-08-10
    days on market $229,990 Active 559 DOM
39. 2026-08-09
    days on market $229,990 Active 558 DOM
40. 2026-08-08
    days on market $229,990 Active 557 DOM
41. 2026-08-07
    days on market $229,990 Active 556 DOM
42. 2026-08-06
    days on market $229,990 Active 555 DOM
43. 2026-08-05
    days on market $229,990 Active 554 DOM
44. 2026-08-04
    days on market $229,990 Active 553 DOM
45. 2026-08-03
    days on market $229,990 Active 552 DOM
46. 2026-07-31
    days on market $229,990 Active 549 DOM
47. 2026-07-30
    days on market $229,990 Active 548 DOM
48. 2026-07-29
    days on market $229,990 Active 547 DOM
49. 2026-07-27
    days on market $229,990 Active 545 DOM
50. 2026-07-23
    days on market $229,990 Active 541 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: $26,206
• − Mortgage interest: −$14,633
• − Property taxes: −$3,918
• − Insurance: −$1,306
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,599
• Taxable loss: −$5,444
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $346/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

Excellent 95/100 None rehab

This single-family 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 walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-resistant plants — Improves curb appeal and reduces maintenance costs ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

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

+2.2% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $229,990 Zillow
• 2025-01-28 Listed $224,990 Zillow