Yardley III G Plan · Carlyss, LA 70665

$248,990

4 bd · 2.5 ba · 1,833 sqft · SingleFamily · 284 Days on market

Poor condition

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Why this score? — see what drove the F 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Two & One Half Bathrooms - Recessed Can Lighting in Kitchen - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Optional Fireplace - Brick & Siding Exterior - Covered Rear Porch - Two Car Garage - Optional Fireplace

Key facts

• Open floor plan
• Double master vanity
• Covered rear porch

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET
• COVERED REAR PORCH

🏗️ New construction. The $248,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $326,161.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $249k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 8.3% in Carlyss — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#237 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime D-, amenities F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 236 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 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 $10k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,111 (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 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $326,161
• List price: $248,990
• Delta: -23.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5231 Winnie Dr	0.50mi	4/3.0	1,841 (+0%)	9mo	$275,000	$149	66
222 Tara St	0.36mi	4/2.0	1,800 (-2%)	20mo	$155,000	$86	62
470 Garren Ln	0.03mi	3/2.0 (-1)	1,686 (-8%)	23mo	$232,900	$138	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-64,877
• Equity at exit: $48,632

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-71,869
• Equity at exit: $28,200

Cash invested: $91,325 (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 70665

• Active inventory: 236
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,613 medium
• Mortgage (P&I): −$1,710
• Tax est. 1.5%: −$408 /mo · $4,892/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-189

Break-even live

Break-even rent $2,853

Max offer price $298,751

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-77	+0% $-189	+5% $-302	+10% $-415
Rent	-10% $-396	-5% $-293	+0% $-189	+5% $-86	+10% $17
Rate	-1.0pp $-25	-0.5pp $-106	base $-189	+0.5pp $-274	+1.0pp $-360

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: $81,540
• Closing costs: $9,785
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $248,990 Active 284 DOM
2. 2026-06-18
   days on market $248,990 Active 283 DOM
3. 2026-06-17
   days on market $248,990 Active 282 DOM
4. 2026-06-16
   days on market $248,990 Active 281 DOM
5. 2026-06-15
   days on market $248,990 Active 280 DOM
6. 2026-06-14
   days on market $248,990 Active 278 DOM
7. 2026-06-13
   days on market $248,990 Active 277 DOM
8. 2026-06-10
   days on market $248,990 Active 275 DOM
9. 2026-06-09
   days on market $248,990 Active 274 DOM
10. 2026-06-08
    days on market $248,990 Active 273 DOM
11. 2026-06-07
    days on market $248,990 Active 272 DOM
12. 2026-06-05
    days on market $248,990 Active 269 DOM
13. 2026-06-02
    days on market $248,990 Active 267 DOM
14. 2026-06-01
    days on market $248,990 Active 266 DOM
15. 2026-05-31
    days on market $248,990 Active 265 DOM
16. 2026-05-30
    pricedays on market $248,990 Active 264 DOM
17. 2026-05-14
    price $247,990 284-char remark

    Show marketing remark (284 chars)

    - Open Floor Plan - Four Bedrooms, Two & One Half Bathrooms - Recessed Can Lighting in Kitchen - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Optional Fireplace - Brick & Siding Exterior - Covered Rear Porch - Two Car Garage - Optional Fireplace

18. 2025-09-09
    listed $243,990 Active 284-char remark

    Show marketing remark (284 chars)

    - Open Floor Plan - Four Bedrooms, Two & One Half Bathrooms - Recessed Can Lighting in Kitchen - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Optional Fireplace - Brick & Siding Exterior - Covered Rear Porch - Two Car Garage - Optional Fireplace

ⓘ 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: $31,361
• − Mortgage interest: −$18,270
• − Property taxes: −$4,892
• − Insurance: −$1,631
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$9,488
• Taxable loss: −$7,938
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $-368/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

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs across all systems and areas, significantly impacting its current condition and value. Significant updates to the kitchen, bathrooms, exterior, and HVAC system are recommended to increase its resale and rental value.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathrooms — No photos of bathrooms
• Major Roof — No photos of roof
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen can significantly increase a home's resale value.
• Resale Bathroom renovation — Upgraded bathrooms are a major selling point for potential buyers.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping can enhance both resale and rental value.
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, attracting both buyers and renters.
• Both Structural repairs — Addressing structural issues ensures the home is safe and appealing to potential buyers and renters.
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can make a strong first impression and attract more interest from potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathrooms · No photos of bathrooms	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen can significantly increase a home's resale value. ↑
• Resale Bathroom renovation — Upgraded bathrooms are a major selling point for potential buyers. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping can enhance both resale and rental value. ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, attracting both buyers and renters. ↑
• Both Structural repairs — Addressing structural issues ensures the home is safe and appealing to potential buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can make a strong first impression and attract more interest from potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Carlyss

• Score: 61/100
• State rank: #237
• US rank: #18031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlyss, LA
• Population (ZIP): 12,891

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.65%
• Current HPI: 99.2379
• Rent YoY: —
• Metro: —
• 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

+1.6% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $247,990 Zillow
• 2025-09-09 Listed $243,990 Zillow