8718 Harry Dr · Youngsville, LA 70592

$239,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 42 Days on market

Built 1982 1.15 ac lot $171/sqft · 39% above area Est $255k · 6% under

---

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 +16.8/30.0
• ARV discount +10.3/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for spacious country living that's affordable? This four bedroom Acadian style cottage offers big open spaces both inside and out. The cute kitchen boasts tile accents and brick paneling which is open to the oversized dining and keeping space; the master area has two walk-in closets and a huge linen closet. The front porch says ''home'', while the 20x20 back covered porch is ready to entertain friends and family. Overiszed 22x28 carport, double insulated windows. Ethernet wiring, low maintenance commercial vinyl tile, laminate wood flooring and exterior vinyl siding. An LG refrigerator is also included with an acceptable offer. All situated on one acre in the Erath school districts.

Key facts

• Open floor plan
• 1.15 acre lot
• 2 parking spots

Tags

• OPEN FLOOR PLAN
• LARGE ACRE FENCED YARD

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Carport (2 spaces); 2 covered parking spaces; 2 total parking spaces
• Utilities: Electric service: SLEMCO
• Home design: Single family residence; Dead-end and parish road frontage
• Construction: Vinyl siding; Wood siding; Frame construction; Composition and metal roof
• Exterior features: Chain link fencing; Covered porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove/oven
• Flooring: Vinyl; Vinyl tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Walk-in pantry; Walk-in closet(s); Other countertops; Window treatments; Double-pane windows; 1 wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (13.7% below list).
• Recommended offer: $206k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% 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.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leblanc Elementary School (math 43% / reading 53%, grade D, #144 of 646 statewide, top 22%, 689 students, 64% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 682 active listings in the ZIP; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago 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.
• Current owner paid $145k; list at $239k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,332 (13.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $254,805
• List price: $239,000
• Delta: -6.20%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2132 Guillot Rd	0.67mi	3/2.0 (-1)	1,431 (+2%)	3mo	$229,000	$160	57
8607 Ted Dr	0.61mi	4/2.0	1,605 (+15%)	1mo	$216,500	$135	46

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-31,788
• Equity at exit: $35,636

10-year hold

• IRR: -6.5%
• Equity multiple: 0.60×
• Total profit: $-26,439
• Equity at exit: $20,664

Cash invested: $66,920 (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: 682
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,063 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $154

Break-even live

Break-even rent $1,869

Max offer price $239,000

Occupancy floor 88%

Sensitivity live

Price	-10% $289	-5% $221	+0% $154	+5% $86	+10% $18
Rent	-10% $-9	-5% $72	+0% $154	+5% $235	+10% $317
Rate	-1.0pp $274	-0.5pp $214	base $154	+0.5pp $92	+1.0pp $29

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $239,000 Active 42 DOM
2. 2026-06-17
   days on market $239,000 Active 41 DOM
3. 2026-06-16
   days on market $239,000 Active 40 DOM
4. 2026-06-15
   days on market $239,000 Active 39 DOM
5. 2026-06-14
   days on market $239,000 Active 37 DOM
6. 2026-06-13
   days on market $239,000 Active 36 DOM
7. 2026-06-10
   days on market $239,000 Active 34 DOM
8. 2026-06-09
   days on market $239,000 Active 33 DOM
9. 2026-06-08
   days on market $239,000 Active 32 DOM
10. 2026-06-07
    days on market $239,000 Active 31 DOM
11. 2026-06-03
    days on market $239,000 Active 27 DOM
12. 2026-06-02
    days on market $239,000 Active 26 DOM
13. 2026-06-01
    days on market $239,000 Active 25 DOM
14. 2026-05-31
    days on market $239,000 Active 24 DOM
15. 2026-05-30
    days on market $239,000 Active 23 DOM
16. 2026-05-07
    listed $239,000 Active 312-char remark
17. 2011-04-08
    soldstatus $145,000 699-char remark

    Show marketing remark (699 chars)

    Looking for spacious country living that's affordable? This four bedroom Acadian style cottage offers big open spaces both inside and out. The cute kitchen boasts tile accents and brick paneling which is open to the oversized dining and keeping space; the master area has two walk-in closets and a huge linen closet. The front porch says ''home'', while the 20x20 back covered porch is ready to entertain friends and family. Overiszed 22x28 carport, double insulated windows. Ethernet wiring, low maintenance commercial vinyl tile, laminate wood flooring and exterior vinyl siding. An LG refrigerator is also included with an acceptable offer. All situated on one acre in the Erath school districts.

18. 2011-02-15
    listed $145,000 699-char remark

    Show marketing remark (699 chars)

    Looking for spacious country living that's affordable? This four bedroom Acadian style cottage offers big open spaces both inside and out. The cute kitchen boasts tile accents and brick paneling which is open to the oversized dining and keeping space; the master area has two walk-in closets and a huge linen closet. The front porch says ''home'', while the 20x20 back covered porch is ready to entertain friends and family. Overiszed 22x28 carport, double insulated windows. Ethernet wiring, low maintenance commercial vinyl tile, laminate wood flooring and exterior vinyl siding. An LG refrigerator is also included with an acceptable offer. All situated on one acre in the Erath school districts.

19. 1996-03-29
    soldstatus $76,000

    Show marketing remark (354 chars)

    ACADIAN STYLE W/FULL LENGTH PORCH-MINT CONDITION-1.25 ACS-COMPLETELY REDONE IN 8/92-YOU'LL LOVE THE NEW OAK CABINETS IN THE KITN-COZY FPL RESERVED ITEMS RCA 18'' SAT. SYS., ENTERTAINMENT CENTER, REFRIG, WASH/DRY NEG. O/S OF SALE. CALL MARY PRIOR TO SHOWINGS - 2 DOGS & SECURITY SYSTEM. OLD ADDRESS 106 HARRY CR-CHANGED FOR 911-TECHNICALLY VERM PARISH

20. 1996-01-15
    listed $79,500

    Show marketing remark (354 chars)

    ACADIAN STYLE W/FULL LENGTH PORCH-MINT CONDITION-1.25 ACS-COMPLETELY REDONE IN 8/92-YOU'LL LOVE THE NEW OAK CABINETS IN THE KITN-COZY FPL RESERVED ITEMS RCA 18'' SAT. SYS., ENTERTAINMENT CENTER, REFRIG, WASH/DRY NEG. O/S OF SALE. CALL MARY PRIOR TO SHOWINGS - 2 DOGS & SECURITY SYSTEM. OLD ADDRESS 106 HARRY CR-CHANGED FOR 911-TECHNICALLY VERM PARISH

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,482 · $124/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,760
• − Mortgage interest: −$13,388
• − Property taxes: −$1,482
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,953
• Taxable loss: −$2,219
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $2,376/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: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 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

• 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 (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

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 · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

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

+200.6% since first listed

5 events — show timeline

• 2026-05-07 Listed $239,000 AcadianaMLS
• 2011-04-08 Sold (MLS) $145,000 AcadianaMLS
• 2011-02-15 Listed $145,000 AcadianaMLS
• 1996-03-29 Sold (MLS) $76,000 AcadianaMLS
• 1996-01-15 Listed $79,500 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $1,482 · -0.1% YoY. Source: county tax records.