The Ashton Plan · Youngsville, LA 70592

$300,000

3 bd · 2.0 ba · 2,032 sqft · SingleFamily · 485 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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing The Ashton, a delightful 3-bedroom, 2-bathroom residence designed for comfortable and modern living. This home features an open-concept layout, seamlessly connecting the kitchen, living, and dining areas to create a spacious and inviting atmosphere. The kitchen boasts a central island, enhancing both functionality and social interaction. A large front porch welcomes you home, while the rear porch offers additional outdoor living space, perfect for relaxation or entertaining. Designed with both style and practicality in mind, The Ashton provides a harmonious blend of indoor and outdoor living. Note: The price reflects the price of the home itself and does not include the property. You are responsible for providing the property on which these plans will be built.

Key facts

• Central island
• Large front porch
• Rear porch

Tags

• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND
• LARGE FRONT PORCH
• REAR PORCH

🏗️ New construction. The $300,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,021.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.8% below list).
• Recommended offer: $250k (16.8% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 32% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 485 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,528 (16.8% 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 485 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $307,021
• List price: $300,000
• Delta: -2.29%
• 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
228 Santander Dr	0.38mi	3/2.0	2,006 (-1%)	2mo	$349,900	$174	78
212 Santander Dr	0.35mi	3/2.0	1,945 (-4%)	1mo	$350,530	$180	75
201 Central Village Way	0.34mi	3/2.0	1,896 (-7%)	1mo	$319,500	$169	72
211 San Marcos Dr	0.49mi	4/2.0 (+1)	2,065 (+2%)	0mo	$368,000	$178	69
118 High Point Way	0.16mi	3/2.0	1,759 (-13%)	2mo	$306,636	$174	68
238 Santander Dr	0.41mi	4/3.0 (+1)	1,972 (-3%)	1mo	$381,500	$193	66
204 Central Village Way	0.34mi	4/2.0 (+1)	1,874 (-8%)	2mo	$318,600	$170	65
208 Central Village Way	0.28mi	3/2.0	1,767 (-13%)	1mo	$309,999	$175	64
120 Roxanne Dr	0.47mi	3/2.0	1,863 (-8%)	0mo	$230,000	$123	64
203 Central Village Way	0.34mi	4/2.0 (+1)	1,873 (-8%)	3mo	$318,500	$170	63
100 Rio Dr	0.41mi	3/2.5	1,843 (-9%)	2mo	$321,900	$175	61
104 Rio Dr	0.40mi	4/2.0 (+1)	1,803 (-11%)	0mo	$314,200	$174	57

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-62,642
• Equity at exit: $45,778

10-year hold

• IRR: -18.3%
• Equity multiple: 0.07×
• Total profit: $-80,092
• Equity at exit: $26,546

Cash invested: $85,966 (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: 48 active · 12 under contract
• Months of supply: 16.9 mo (6%/mo absorbed)
• Median asking: $319,100 ($174/sqft)
• Median days on market: 157 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -12.9% 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: 10.0×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-150

Break-even live

Break-even rent $2,686

Max offer price $285,246

Occupancy floor —

Sensitivity live

Price	-10% $62	-5% $-44	+0% $-150	+5% $-257	+10% $-363
Rent	-10% $-348	-5% $-249	+0% $-150	+5% $-52	+10% $47
Rate	-1.0pp $4	-0.5pp $-72	base $-150	+0.5pp $-230	+1.0pp $-311

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: $76,755
• Closing costs: $9,211
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	93d	1	0.43mi
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	62d	1	0.49mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	93d	1	0.81mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	93d	1	0.83mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	62d	1	0.90mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	70d	1	0.95mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	93d	1	1.35mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	93d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $300,000 Active 485 DOM
2. 2026-08-07
   days on market $300,000 Active 484 DOM
3. 2026-08-06
   days on market $300,000 Active 483 DOM
4. 2026-08-05
   days on market $300,000 Active 482 DOM
5. 2026-08-04
   days on market $300,000 Active 481 DOM
6. 2026-08-03
   days on market $300,000 Active 480 DOM
7. 2026-07-31
   days on market $300,000 Active 477 DOM
8. 2026-07-30
   days on market $300,000 Active 476 DOM
9. 2026-07-29
   days on market $300,000 Active 475 DOM
10. 2026-07-27
    days on market $300,000 Active 473 DOM
11. 2026-07-23
    days on market $300,000 Active 469 DOM
12. 2026-07-22
    days on market $300,000 Active 468 DOM
13. 2026-07-21
    days on market $300,000 Active 467 DOM
14. 2026-07-18
    days on market $300,000 Active 464 DOM
15. 2026-07-16
    days on market $300,000 Active 462 DOM
16. 2026-07-16
    days on market $300,000 Active 461 DOM
17. 2026-07-14
    days on market $300,000 Active 460 DOM
18. 2026-07-13
    days on market $300,000 Active 459 DOM
19. 2026-07-12
    days on market $300,000 Active 458 DOM
20. 2026-07-11
    days on market $300,000 Active 457 DOM
21. 2026-07-10
    days on market $300,000 Active 456 DOM
22. 2026-07-09
    days on market $300,000 Active 455 DOM
23. 2026-07-08
    days on market $300,000 Active 454 DOM
24. 2026-07-07
    days on market $300,000 Active 453 DOM
25. 2026-07-06
    days on market $300,000 Active 452 DOM
26. 2026-07-05
    days on market $300,000 Active 451 DOM
27. 2026-07-04
    days on market $300,000 Active 450 DOM
28. 2026-07-03
    days on market $300,000 Active 449 DOM
29. 2026-07-02
    days on market $300,000 Active 448 DOM
30. 2026-07-01
    days on market $300,000 Active 447 DOM
31. 2026-06-30
    days on market $300,000 Active 446 DOM
32. 2026-06-29
    days on market $300,000 Active 445 DOM
33. 2026-06-28
    days on market $300,000 Active 444 DOM
34. 2026-06-28
    days on market $300,000 Active 443 DOM
35. 2026-06-27
    days on market $300,000 Active 442 DOM
36. 2026-06-25
    days on market $300,000 Active 440 DOM
37. 2026-06-23
    days on market $300,000 Active 438 DOM
38. 2026-06-21
    days on market $300,000 Active 437 DOM
39. 2026-06-18
    days on market $300,000 Active 434 DOM
40. 2026-06-17
    days on market $300,000 Active 433 DOM
41. 2026-06-16
    days on market $300,000 Active 432 DOM
42. 2026-06-15
    days on market $300,000 Active 431 DOM
43. 2026-06-14
    days on market $300,000 Active 429 DOM
44. 2026-06-13
    days on market $300,000 Active 428 DOM
45. 2026-06-10
    days on market $300,000 Active 426 DOM
46. 2026-06-09
    days on market $300,000 Active 425 DOM
47. 2026-06-08
    days on market $300,000 Active 424 DOM
48. 2026-06-07
    days on market $300,000 Active 423 DOM
49. 2026-06-05
    days on market $300,000 Active 420 DOM
50. 2026-06-03
    days on market $300,000 Active 419 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: $29,943
• − Mortgage interest: −$17,198
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$8,932
• Taxable loss: −$7,117
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $-98/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior updates (e.g., new flooring, paint, or appliances) — These updates can significantly increase the home's value and appeal to a broader audience. ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Green T. Lindon Elementary School B+ LA #37/646 Nat'l #4,921/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 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

1 event — show timeline

• 2025-04-10 Listed $300,000 Zillow