415 Crest Cir · Youngsville, LA 70592

$235,000

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 7 Days on market

Built 2000 7,840 sqft lot $152/sqft · 26% below area Est $315k · 25% under

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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 +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• 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

Your home search is over. Come view this beautiful property in Woodcrest Subdivision. Pride of ownership can be seen in this three bedroom two bath home. Beautiful hardwood floors in the living room and dining room. The eat-in kitchen has vaulted ceilings and an island with extra storage. A nice size back yard with mature landscaping make this a must see. Close to Rouses, Youngsville sports complex and in the new Southside high school district. Schedule your showing today.

Key facts

• Open patio
• Stainless appliances
• 7,840 sq ft lot

Tags

• STAINLESS APPLIANCES
• FULLY FENCED BACKYARD
• OPEN PATIO
• GREAT SHOPPING AND DINING

Property features AI

Exterior

• Parking: 2-car garage; 2-car carport; 4 total parking spaces; Covered parking
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; R1 zoning
• Construction: Brick veneer and HardiPlank and frame construction; Composition roof
• Exterior features: Exterior lighting; Covered patio/porch; Privacy wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Microwave
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: High ceilings; Built-in features; Crown molding; Separate shower; Varied ceiling heights; Vaulted ceiling(s); Walk-in closet(s); Tile counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $122 ($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 $204k (13.0% below list).
• Recommended offer: $204k (13.0% 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: 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% FRL); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% FRL); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL).
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,439 (13.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $314,571
• List price: $235,000
• Delta: -25.30%
• 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
415 Crest Cir	0.00mi	3/2.0	1,535 (-1%)	0mo	$235,000	$153	98
313 Montego Bay Dr	0.34mi	3/2.0	1,583 (+2%)	3mo	$393,000	$248	78
117 Laurel Grove Blvd	0.48mi	3/2.0	1,527 (-1%)	0mo	$261,000	$171	75
129 Meadow Glen Dr	0.55mi	3/2.0	1,436 (-7%)	0mo	$215,000	$150	62
104 Queensford Way	0.72mi	3/2.0	1,493 (-4%)	1mo	$228,900	$153	60
108 Fox Creek Dr	0.59mi	3/2.0	1,650 (+7%)	2mo	$249,500	$151	60
103 Cricklade Ct	0.68mi	3/2.0	1,665 (+8%)	2mo	$218,000	$131	54
106 Queensford Way	0.73mi	3/2.0	1,660 (+7%)	1mo	$236,000	$142	53
122 Bluegrass Creek Rd	0.74mi	3/2.0	1,642 (+6%)	3mo	$250,000	$152	53
208 N Rushmore Ln	0.71mi	3/2.0	1,400 (-10%)	0mo	$216,000	$154	51
107 Village Green Dr	0.69mi	3/2.0	1,403 (-9%)	2mo	$205,000	$146	51
212 Bayou Parc Dr	0.62mi	4/2.0 (+1)	1,762 (+14%)	1mo	$315,000	$179	42

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-33,098
• Equity at exit: $35,039

10-year hold

• IRR: -7.6%
• Equity multiple: 0.54×
• Total profit: $-29,958
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $122

Break-even live

Break-even rent $1,890

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $255	-5% $189	+0% $122	+5% $56	+10% $-11
Rent	-10% $-39	-5% $41	+0% $122	+5% $203	+10% $284
Rate	-1.0pp $240	-0.5pp $182	base $122	+0.5pp $61	+1.0pp $-1

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	14d	1	0.46mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	44d	1	0.47mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	44d	1	0.56mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	14d	1	0.61mi
213 Woodhaven Rd Youngsville, LA	3.0	2.0	1982	$1,995	$1.01	14d	1	0.64mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	44d	1	0.66mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	14d	1	0.71mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	14d	14	0.81mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	44d	1	0.82mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	44d	1	0.84mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	22d	1	0.86mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	44d	1	0.86mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	44d	1	0.90mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	14d	69	1.08mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	14d	6	1.18mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	22d	1	1.21mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	44d	1	1.25mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	22d	1	1.28mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	44d	1	1.32mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	1.32mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	1.32mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	44d	1	1.32mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	44d	1	1.32mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	44d	1	1.32mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	14d	1	1.33mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	44d	1	1.41mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	44d	1	1.43mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	22d	1	1.45mi
408 Rue Canard Youngsville, LA	3.0	2.0	1600	$1,800	$1.12	44d	1	1.46mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	44d	1	1.48mi

Listing history 10 events

1. 2026-05-08
   status Pending 594-char remark
2. 2026-05-01
   listed $235,000 Active 594-char remark
3. 2018-05-22
   soldstatus $181,000
4. 2018-05-17
   soldstatus $181,000 477-char remark

   Show marketing remark (477 chars)

   Your home search is over. Come view this beautiful property in Woodcrest Subdivision. Pride of ownership can be seen in this three bedroom two bath home. Beautiful hardwood floors in the living room and dining room. The eat-in kitchen has vaulted ceilings and an island with extra storage. A nice size back yard with mature landscaping make this a must see. Close to Rouses, Youngsville sports complex and in the new Southside high school district. Schedule your showing today.

5. 2018-03-03
   listed $185,000 477-char remark

   Show marketing remark (477 chars)

   Your home search is over. Come view this beautiful property in Woodcrest Subdivision. Pride of ownership can be seen in this three bedroom two bath home. Beautiful hardwood floors in the living room and dining room. The eat-in kitchen has vaulted ceilings and an island with extra storage. A nice size back yard with mature landscaping make this a must see. Close to Rouses, Youngsville sports complex and in the new Southside high school district. Schedule your showing today.

6. 2016-03-24
   soldstatus $181,000
7. 2016-03-22
   soldstatus $181,000
8. 2016-02-15
   listed $185,500
9. 2001-04-27
   soldstatus $133,000
10. 2000-09-13
    listed $133,900

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 · 22 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: $24,533
• − Mortgage interest: −$13,164
• − Property taxes: −$1,953
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,836
• Taxable loss: −$2,521
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $2,069/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

+75.5% since first listed

11 events — show timeline

• 2026-06-05 Sold (MLS) $235,000 AcadianaMLS
• 2026-05-08 Pending — AcadianaMLS
• 2026-05-01 Listed $235,000 AcadianaMLS
• 2018-05-22 Sold (Public Records) $181,000 Public Records
• 2018-05-17 Sold (MLS) $181,000 AcadianaMLS
• 2018-03-03 Listed $185,000 AcadianaMLS
• 2016-03-24 Sold (Public Records) $181,000 Public Records
• 2016-03-22 Sold (MLS) $181,000 AcadianaMLS
• 2016-02-15 Listed $185,500 AcadianaMLS
• 2001-04-27 Sold (MLS) $133,000 AcadianaMLS
• 2000-09-13 Listed $133,900 AcadianaMLS

Property tax history

+6.7%/yr

Latest (2025): $1,953 · -1.2% YoY. Source: county tax records.