Is 305 Adry Ln in Youngsville, LA a good investment?

CashFlowRE grades it C+ with a 8.0% cap rate and $317/mo modeled cash flow at a $220,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 305 Adry Ln?

The modeled cap rate is 8.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,144/month, from CashFlowRE's rent model.

C+ Composite 60.27

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 +21.2/30.0
ARV discount +11.5/15.0
DSCR +6.7/10.0
Schools +5.5/10.0
1% rule +4.7/10.0
Livability +3.9/5.0
Condition / age +3.8/5.0
Rent growth +2.9/5.0
Appreciation +0.0/10.0

$220,000

305 Adry Ln · Youngsville, LA 70592

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 16 Days on market

Built 2020 Good condition 7,840 sqft lot Garage $159/sqft · 11% below area Est $242k · 9% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome home to one of Youngsville's most desirable communities! This well maintained 3-bedroom, 2-bath brick home is the perfect combination of comfort, style, and everyday convenience. From the moment you arrive, you'll appreciate the inviting curb appeal and pride of ownership that shines throughout. Step inside to discover an open, light-filled floor plan where abundant natural light, neutral finishes, and spacious living areas create a warm and welcoming atmosphere. The kitchen features abundant cabinetry, stainless steel appliances, and overlooks the living space--making it perfect for entertaining guests or keeping everyone connected.The private primary suite offers a relaxing retreat with an oversized vanity, generous storage, and plenty of room to unwind after a long day. Two additional bedrooms provide flexibility for family, guests, or a home office.Outside, you'll find a fully fenced backyard, that is less than a year old, with room for kids, pets, weekend barbecues, or simply enjoying your morning coffee beneath the covered patio. Plus, enjoy added peace of mind knowing the roof is only one year old.Located just minutes from top-rated schools, shopping, dining, and everything Youngsville has to offer, this move-in-ready home checks all the boxes.Homes this well cared for don't stay on the market long--schedule your private showing today and see why this one feels like home the moment you walk through the door!

Key facts

Open floor plan
One year old roof
Covered patio

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $317 ($4k/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 $214k (2.6% below list).
Recommended offer: $214k (2.6% below list) — sets the bar for 1% rule.
Cap rate 8.0% vs local median 4.9% 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: 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); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL).
Market conditions: Rents rising (+1.6%/yr); 1059 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
5 sale attempts since 7y 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 $180k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $214,388 (2.6% below list)

Questions for the listing agent

Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.97% ✗
Cap rate: 8.02%
Cash-on-cash: 6.18%
DSCR: 1.27
GRM: 8.6

CMA / ARV

ARV (median comp): $241,562
List price: $220,000
Delta: -8.93%
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
301 Adry Ln	0.01mi	3/2.0	1,386 (-0%)	4mo	$240,000	$173	96
214 Adry Ln	0.08mi	3/2.0	1,357 (-2%)	5mo	$225,000	$166	88
315 Adry Ln	0.05mi	3/2.0	1,356 (-2%)	10mo	$218,000	$161	85
520 Braxton Dr	0.15mi	3/2.0	1,465 (+6%)	5mo	$245,000	$167	79
204 Anza Dr	0.02mi	3/2.0	1,523 (+10%)	5mo	$235,000	$154	78
506 Doloria Dr	0.25mi	3/2.0	1,295 (-7%)	1mo	$207,000	$160	76
105 Clint Ln	0.40mi	3/2.0	1,420 (+2%)	3mo	$227,000	$160	75
509 Braxton Dr	0.20mi	3/2.0	1,522 (+10%)	6mo	$241,000	$158	69
512 Braxton Dr	0.19mi	3/2.0	1,556 (+12%)	11mo	$239,300	$154	61
109 Braxton Dr	0.47mi	3/2.0	1,533 (+10%)	4mo	$254,500	$166	57
101 Cebby Ln	0.46mi	3/2.0	1,532 (+10%)	7mo	$250,000	$163	55
114 Fearless Ave	0.59mi	3/2.0	1,522 (+10%)	8mo	$252,400	$166	50

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: -8.2%
Equity multiple: 0.70×
Total profit: $-18,376
Equity at exit: $32,803

10-year hold

IRR: -0.4%
Equity multiple: 0.97×
Total profit: $-1,690
Equity at exit: $19,022

Cash invested: $61,600 (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: 18 active · 18 under contract
Months of supply: 6.8 mo (15%/mo absorbed)
Median asking: $252,990 ($156/sqft)
Median days on market: 191 d
This list price: 6% of active listings are priced below it
ARV vs active asking: +11.6% above 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: 1059
Price-to-rent: 8.6×

Monthly cashflow live

Estimated rent: $2,144 high interval (Pro) →
Mortgage (P&I): −$1,154
Tax from tax record: −$131 /mo · $1,573/yr
Insurance: −$92
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$450
Net cashflow: $317

Break-even live

Break-even rent $1,742

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $442	-5% $379	+0% $317	+5% $255	+10% $193
Rent	-10% $148	-5% $233	+0% $317	+5% $402	+10% $487
Rate	-1.0pp $428	-0.5pp $373	base $317	+0.5pp $260	+1.0pp $202

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: $55,000
Closing costs: $6,600
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Adry Ln Youngsville, LA	3.0	2.0	1590	$2,100	$1.32	1d	1	0.09mi
102 Kidd Ln Youngsville, LA	3.0	2.0	1216	$2,100	$1.73	47d	1	0.11mi
102 Saint Kenan St Youngsville, LA	3.0	2.0	1657	$1,975	$1.19	34d	1	0.76mi
111 Saint Daria St Youngsville, LA	3.0	2.0	1710	$1,950	$1.14	10d	1	0.98mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	184d	1	1.27mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	184d	1	1.36mi
801 Rolling Mill Ln Youngsville, LA	3.0	2.0	1374	$1,795	$1.31	6d	1	1.37mi
801 Rolling Mill Ln Youngsville, LA	3.0	2.0	1374	$1,795	$1.31	14d	1	1.37mi

Property features AI

Exterior

Parking: Two-car garageGarage door opener
Utilities: Public waterPublic sewerCable available
Home design: Single-story French Provincial design
Construction: Slab foundationComposition roof
Exterior features: LandscapedLevel lotExterior lighting

Interior

Kitchen: Kitchen islandDisposalDishwasherElectric rangeMicrowaveElectric stove connectionPlumbed for ice maker
Flooring: CarpetLaminateTileWood
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral airCeiling fans
Interior features: Double vanityHigh ceilingsCrown moldingWalk-in closetGarden tub
Laundry & utility: Electric dryer hookupWasher hookup

Listing history 50 events

2026-11-08

days on market $220,000 Active 16 DOM
2026-11-07

days on market $220,000 Active 15 DOM
2026-11-06

days on market $220,000 Active 14 DOM
2026-11-05

days on market $220,000 Active 13 DOM
2026-11-04

days on market $220,000 Active 12 DOM
2026-11-02

days on market $220,000 Active 10 DOM
2026-11-01

days on market $220,000 Active 9 DOM
2026-10-31

days on market $220,000 Active 8 DOM
2026-10-30

days on market $220,000 Active 7 DOM
2026-10-29

days on market $220,000 Active 6 DOM
2026-10-28

days on market $220,000 Active 5 DOM
2026-10-27

days on market $220,000 Active 4 DOM
2026-10-26

days on market $220,000 Active 3 DOM
2026-10-25

days on marketlisting id $220,000 Active 2 DOM
2026-10-24

days on market $220,000 Active 92 DOM
2026-10-23

days on market $220,000 Active 91 DOM
2026-10-22

days on market $220,000 Active 90 DOM
2026-10-21

days on market $220,000 Active 89 DOM
2026-10-20

days on market $220,000 Active 88 DOM
2026-10-19

days on market $220,000 Active 87 DOM
2026-10-18

days on market $220,000 Active 86 DOM
2026-10-17

days on market $220,000 Active 85 DOM
2026-10-16

days on market $220,000 Active 84 DOM
2026-10-15

days on market $220,000 Active 83 DOM
2026-10-14

days on market $220,000 Active 82 DOM
2026-10-13

days on market $220,000 Active 81 DOM
2026-10-12

days on market $220,000 Active 80 DOM
2026-10-11

days on market $220,000 Active 79 DOM
2026-10-10

days on market $220,000 Active 78 DOM
2026-10-09

days on market $220,000 Active 77 DOM
2026-10-08

days on market $220,000 Active 76 DOM
2026-10-07

days on market $220,000 Active 75 DOM
2026-10-06

days on market $220,000 Active 74 DOM
2026-10-05

days on market $220,000 Active 73 DOM
2026-10-04

days on market $220,000 Active 72 DOM
2026-10-03

days on market $220,000 Active 71 DOM
2026-10-03

days on market $220,000 Active 70 DOM
2026-10-01

days on market $220,000 Active 69 DOM
2026-09-30

days on market $220,000 Active 68 DOM
2026-09-29

days on market $220,000 Active 67 DOM
2026-09-28

days on market $220,000 Active 66 DOM
2026-09-27

days on market $220,000 Active 65 DOM
2026-09-26

days on market $220,000 Active 64 DOM
2026-09-25

days on market $220,000 Active 63 DOM
2026-09-24

days on market $220,000 Active 62 DOM
2026-09-24

pricedays on market $220,000 Active 61 DOM
2026-09-22

days on market $215,000 Active 60 DOM
2026-09-21

days on market $215,000 Active 59 DOM
2026-09-20

days on market $215,000 Active 58 DOM
2026-09-19

days on market $215,000 Active 57 DOM

ⓘ 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: $1,573 · $131/mo
Projected year-2 tax: $1,573 · $131/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 2/10 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,727
− Mortgage interest: −$12,323
− Property taxes: −$1,573
− Insurance: −$1,100
− Repairs & maintenance: −$2,058
− Management: −$2,058
− Depreciation: −$6,400
Taxable income: $214

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$51
After-tax cash flow: $3,755/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,935–$20,805 screening

This well-maintained, single-family home in Youngsville offers a good condition with a newer roof and a recently updated fenced backyard. It is ready for its next owner and can be enhanced with some exterior painting and gutter cleaning.

Value-add opportunities

Resale Paint exterior walls — Enhances curb appeal and can increase property value ↑
Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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

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%
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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

+22.2% since first listed

9 events — show timeline

2026-09-23 Price Changed $220,000 AcadianaMLS
2026-07-24 Listed $220,000 ROAM MLS
2026-07-24 Listed $215,000 AcadianaMLS
2026-04-04 Price Changed $215,000 AcadianaMLS
2026-03-06 Listed $230,000 AcadianaMLS
2020-04-15 Sold (MLS) $179,999 AcadianaMLS
2020-04-15 Sold (MLS) $179,999 ROAM MLS
2019-12-16 Listed $179,999 AcadianaMLS
2019-12-16 Listed $179,999 ROAM MLS

Property tax history

+44.8%/yr

Latest (2025): $1,573 · -1.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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