235 Forest Grove Dr · Youngsville, LA 70592

$234,900

4 bd · 2.0 ba · 1,873 sqft · SingleFamily public records · 62 Days on market

Built 2015 7,200 sqft lot $125/sqft · 15% below area Est $271k · 13% under $60/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +13.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-designed floorplan delivers comfort and functionality throughout 4 bedrooms, 2 baths, and over 1,800 sq. ft. of living space. Fresh paint, refinished floors, and a clean, move-in ready condition make this one easy to love from day one.The primary suite is tucked at the back of the home for added privacy and features a walk-in closet, double vanity, and a soaking tub. Thoughtful layout throughout offers great flow for both everyday living and entertaining.Curb appeal is on point with inviting landscaping that sets the tone before you even walk in the door.Located in Sugar Ridge with community pool and playground access, minutes from the Youngsville Sports Complex, and quick access to Hwy 90. Convenience and lifestyle wrapped into one.Don't miss this one! owner agent

Key facts

• Double vanity
• Community pool
• Inviting landscaping

Tags

• WALK-IN CLOSET
• DOUBLE VANITY
• SOAKING TUB
• COMMUNITY POOL
• PLAYGROUND ACCESS
• INVITING LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $216k (8.2% below list).
• Recommended offer: $216k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.8% 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: schools A+, employment A+, housing 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.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

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.
• 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 62 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $215,555 (8.2% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (median comp): $271,295
• List price: $234,900
• Delta: -13.42%
• 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
404 Cautillion Dr	0.09mi	4/2.0	1,831 (-2%)	3mo	$245,000	$134	90
214 Forest Grove Dr	0.11mi	3/2.0 (-1)	1,863 (-0%)	2mo	$261,900	$141	87
303 Valcour Pl	0.22mi	4/2.5	1,851 (-1%)	1mo	$266,000	$144	85
208 Marston House Dr	0.23mi	4/2.0	1,965 (+5%)	2mo	$282,000	$144	80
302 Queenstown Ave	0.45mi	3/2.0 (-1)	1,932 (+3%)	0mo	$414,380	$214	69
202 Rue Cordorcet	0.70mi	4/2.0	1,900 (+1%)	2mo	$260,000	$137	64
321 Valcour Pl	0.30mi	3/2.0 (-1)	1,642 (-12%)	3mo	$238,000	$145	58
307 Oak Hill Ln	0.39mi	3/2.0 (-1)	1,655 (-12%)	3mo	$239,000	$144	55
106 Amsterdam Ave	0.55mi	4/3.0	2,033 (+8%)	2mo	$389,000	$191	55
309 Berg Ct	0.40mi	4/3.0	2,092 (+12%)	4mo	$284,000	$136	54
223 Preston Rose Ln	0.66mi	4/2.0	2,022 (+8%)	2mo	$320,100	$158	54
204 Amsterdam Ave	0.57mi	4/3.0	2,119 (+13%)	1mo	$420,000	$198	47

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-33,339
• Equity at exit: $35,024

10-year hold

• IRR: -7.9%
• Equity multiple: 0.53×
• Total profit: $-30,742
• Equity at exit: $20,310

Cash invested: $65,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$194 /mo · $2,325/yr
• Insurance: −$98
• HOA: −$60
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $119

Break-even live

Break-even rent $2,004

Max offer price $234,900

Occupancy floor 89%

Sensitivity live

Price	-10% $252	-5% $186	+0% $119	+5% $53	+10% $-14
Rent	-10% $-51	-5% $34	+0% $119	+5% $205	+10% $290
Rate	-1.0pp $238	-0.5pp $179	base $119	+0.5pp $59	+1.0pp $-3

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	44d	1	0.15mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	14d	1	0.28mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	14d	1	0.30mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	22d	1	0.33mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	44d	1	0.86mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	44d	1	0.92mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	44d	1	1.05mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	44d	1	1.14mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	44d	1	1.17mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	22d	1	1.21mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	44d	1	1.23mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	1.23mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	1.23mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	44d	1	1.37mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-09
   status $234,900 Pending 62 DOM
2. 2026-06-08
   days on market $234,900 Active 62 DOM
3. 2026-06-07
   days on market $234,900 Active 61 DOM
4. 2026-06-05
   days on market $234,900 Active 58 DOM
5. 2026-06-03
   days on market $234,900 Active 57 DOM
6. 2026-06-02
   days on market $234,900 Active 56 DOM
7. 2026-06-01
   days on market $234,900 Active 55 DOM
8. 2026-05-31
   days on market $234,900 Active 54 DOM
9. 2026-05-30
   days on market $234,900 Active 53 DOM
10. 2026-05-06
    status Pending 785-char remark

    Show marketing remark (785 chars)

    This well-designed floorplan delivers comfort and functionality throughout 4 bedrooms, 2 baths, and over 1,800 sq. ft. of living space. Fresh paint, refinished floors, and a clean, move-in ready condition make this one easy to love from day one.The primary suite is tucked at the back of the home for added privacy and features a walk-in closet, double vanity, and a soaking tub. Thoughtful layout throughout offers great flow for both everyday living and entertaining.Curb appeal is on point with inviting landscaping that sets the tone before you even walk in the door.Located in Sugar Ridge with community pool and playground access, minutes from the Youngsville Sports Complex, and quick access to Hwy 90. Convenience and lifestyle wrapped into one.Don't miss this one! owner agent

11. 2026-05-04
    price $238,999 785-char remark

    Show marketing remark (785 chars)

    This well-designed floorplan delivers comfort and functionality throughout 4 bedrooms, 2 baths, and over 1,800 sq. ft. of living space. Fresh paint, refinished floors, and a clean, move-in ready condition make this one easy to love from day one.The primary suite is tucked at the back of the home for added privacy and features a walk-in closet, double vanity, and a soaking tub. Thoughtful layout throughout offers great flow for both everyday living and entertaining.Curb appeal is on point with inviting landscaping that sets the tone before you even walk in the door.Located in Sugar Ridge with community pool and playground access, minutes from the Youngsville Sports Complex, and quick access to Hwy 90. Convenience and lifestyle wrapped into one.Don't miss this one! owner agent

12. 2026-04-09
    price $244,990 785-char remark

    Show marketing remark (785 chars)

    This well-designed floorplan delivers comfort and functionality throughout 4 bedrooms, 2 baths, and over 1,800 sq. ft. of living space. Fresh paint, refinished floors, and a clean, move-in ready condition make this one easy to love from day one.The primary suite is tucked at the back of the home for added privacy and features a walk-in closet, double vanity, and a soaking tub. Thoughtful layout throughout offers great flow for both everyday living and entertaining.Curb appeal is on point with inviting landscaping that sets the tone before you even walk in the door.Located in Sugar Ridge with community pool and playground access, minutes from the Youngsville Sports Complex, and quick access to Hwy 90. Convenience and lifestyle wrapped into one.Don't miss this one! owner agent

13. 2026-03-24
    listed $246,900 Active 785-char remark

    Show marketing remark (785 chars)

    This well-designed floorplan delivers comfort and functionality throughout 4 bedrooms, 2 baths, and over 1,800 sq. ft. of living space. Fresh paint, refinished floors, and a clean, move-in ready condition make this one easy to love from day one.The primary suite is tucked at the back of the home for added privacy and features a walk-in closet, double vanity, and a soaking tub. Thoughtful layout throughout offers great flow for both everyday living and entertaining.Curb appeal is on point with inviting landscaping that sets the tone before you even walk in the door.Located in Sugar Ridge with community pool and playground access, minutes from the Youngsville Sports Complex, and quick access to Hwy 90. Convenience and lifestyle wrapped into one.Don't miss this one! owner agent

14. 2024-11-20
    status Pending
15. 2024-11-19
    price $239,900
16. 2024-11-02
    status Active
17. 2024-11-01
    price $249,000
18. 2024-10-11
    historical Contingent (Show)
19. 2024-09-18
    listed $255,000 Active
20. 2014-07-31
    soldstatus $223,900
21. 2013-10-14
    listed $223,900

ⓘ 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: $2,325 · $194/mo
• Projected year-2 tax: $2,325 · $194/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $25,867
• − Mortgage interest: −$13,158
• − Property taxes: −$2,325
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$720
• − Depreciation: −$6,833
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $2,029/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

+6.7% since first listed

12 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-05-04 Price Changed $238,999 AcadianaMLS
• 2026-04-09 Price Changed $244,990 AcadianaMLS
• 2026-03-24 Listed $246,900 AcadianaMLS
• 2024-11-20 Pending — AcadianaMLS
• 2024-11-19 Price Changed $239,900 AcadianaMLS
• 2024-11-02 Relisted — AcadianaMLS
• 2024-11-01 Price Changed $249,000 AcadianaMLS
• 2024-10-11 Contingent — AcadianaMLS
• 2024-09-18 Listed $255,000 AcadianaMLS
• 2014-07-31 Sold (MLS) $223,900 AcadianaMLS
• 2013-10-14 Listed $223,900 AcadianaMLS

Property tax history

+8.2%/yr

Latest (2025): $2,325 · -1.2% YoY. Source: county tax records.