305 Adry Ln · Youngsville, LA 70592

$215,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 101 Days on market

Built 2020 Good condition 5,227 sqft lot $155/sqft · 14% below area Est $245k · 12% 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 +22.6/30.0
• ARV discount +13.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath brick home located in the community of Youngsville. This well-maintained home offers over 1,300 square feet of living space and features a newer roof that is only one year old,Inside, you'll find natural lighting that fills the living areas and creates a bright, welcoming feel throughout the home. The property has been carefully maintained and is ready for its next owner.Step outside to enjoy the recently updated fenced backyard, providing a great space for relaxing, pets, or entertaining guests. schedule your showing today

Key facts

• 5,227 sq ft lot
• Garage
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 101 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 19% 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $245,056
• List price: $215,000
• Delta: -12.27%
• 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
214 Adry Ln	0.09mi	3/2.0	1,357 (-2%)	0mo	$225,000	$166	92
315 Adry Ln	0.05mi	3/2.0	1,356 (-2%)	6mo	$218,000	$161	89
520 Braxton Dr	0.15mi	3/2.0	1,465 (+6%)	1mo	$245,000	$167	83
204 Anza Dr	0.02mi	3/2.0	1,523 (+10%)	1mo	$235,000	$154	82
509 Braxton Dr	0.20mi	3/2.0	1,522 (+10%)	2mo	$241,000	$158	73
316 Adry Ln	0.06mi	3/2.0	1,590 (+15%)	7mo	$237,500	$149	68
512 Braxton Dr	0.19mi	3/2.0	1,556 (+12%)	7mo	$239,300	$154	65
408 Braxton Dr	0.29mi	3/2.0	1,260 (-9%)	10mo	$205,000	$163	63
101 Cebby Ln	0.45mi	3/2.0	1,532 (+10%)	3mo	$250,000	$163	59
114 Fearless Ave	0.59mi	3/2.0	1,522 (+10%)	3mo	$252,400	$166	54
302 Yellowfin Ln	0.55mi	3/2.0	1,522 (+10%)	7mo	$252,540	$166	53
103 Cebby Ln	0.46mi	3/2.0	1,577 (+14%)	9mo	$252,000	$160	48

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-14,589
• Equity at exit: $32,057

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,366
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,168 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $364

Break-even live

Break-even rent $1,707

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	43d	1	1.27mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	43d	1	1.36mi

Listing history 17 events

1. 2026-06-15
   days on market $215,000 Active 101 DOM
2. 2026-06-14
   days on market $215,000 Active 99 DOM
3. 2026-06-13
   days on market $215,000 Active 98 DOM
4. 2026-06-10
   days on market $215,000 Active 96 DOM
5. 2026-06-09
   days on market $215,000 Active 95 DOM
6. 2026-06-08
   days on market $215,000 Active 94 DOM
7. 2026-06-07
   days on market $215,000 Active 93 DOM
8. 2026-06-05
   days on market $215,000 Active 90 DOM
9. 2026-06-03
   days on market $215,000 Active 89 DOM
10. 2026-06-02
    days on market $215,000 Active 88 DOM
11. 2026-06-01
    days on market $215,000 Active 87 DOM
12. 2026-05-31
    days on market $215,000 Active 86 DOM
13. 2026-05-30
    days on market $215,000 Active 85 DOM
14. 2026-04-04
    price $215,000 547-char remark

    Show marketing remark (547 chars)

    3-bedroom, 2-bath brick home located in the community of Youngsville. This well-maintained home offers over 1,300 square feet of living space and features a newer roof that is only one year old,Inside, you'll find natural lighting that fills the living areas and creates a bright, welcoming feel throughout the home. The property has been carefully maintained and is ready for its next owner.Step outside to enjoy the recently updated fenced backyard, providing a great space for relaxing, pets, or entertaining guests. schedule your showing today

15. 2026-03-06
    listed $230,000 Active 547-char remark

    Show marketing remark (547 chars)

    3-bedroom, 2-bath brick home located in the community of Youngsville. This well-maintained home offers over 1,300 square feet of living space and features a newer roof that is only one year old,Inside, you'll find natural lighting that fills the living areas and creates a bright, welcoming feel throughout the home. The property has been carefully maintained and is ready for its next owner.Step outside to enjoy the recently updated fenced backyard, providing a great space for relaxing, pets, or entertaining guests. schedule your showing today

16. 2020-04-15
    soldstatus $179,999 703-char remark

    Show marketing remark (703 chars)

    NEW CONSTRUCTION IN GUILLOT VILLAGE PHASE II! The Michele French I is an open floorplan with 3 bedroom and 2 full baths. A perfect place to drop off your coat is in the closet located off the foyer entrance. The flooring includes wood laminate, ceramic tile and carpet. Kitchen features stainless electric appliances, 3cm granite countertops, custom backsplash and custom built cabinets. Exterior of the home includes landscaping and hydromulch at the front of the home. *Ask us how you can save money towards your closing cost by using our Preferred Lender & Title! (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.)

17. 2019-12-16
    listed $179,999 703-char remark

    Show marketing remark (703 chars)

    NEW CONSTRUCTION IN GUILLOT VILLAGE PHASE II! The Michele French I is an open floorplan with 3 bedroom and 2 full baths. A perfect place to drop off your coat is in the closet located off the foyer entrance. The flooring includes wood laminate, ceramic tile and carpet. Kitchen features stainless electric appliances, 3cm granite countertops, custom backsplash and custom built cabinets. Exterior of the home includes landscaping and hydromulch at the front of the home. *Ask us how you can save money towards your closing cost by using our Preferred Lender & Title! (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.)

ⓘ 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 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: $26,013
• − Mortgage interest: −$12,043
• − Property taxes: −$1,573
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$6,255
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $4,155/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+19.4% since first listed

4 events — show timeline

• 2026-04-04 Price Changed $215,000 AcadianaMLS
• 2026-03-06 Listed $230,000 AcadianaMLS
• 2020-04-15 Sold (MLS) $179,999 AcadianaMLS
• 2019-12-16 Listed $179,999 AcadianaMLS

Property tax history

+44.8%/yr

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