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

CashFlowRE grades it C+ with a 8.1% cap rate and $329/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 8.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,159/month, from CashFlowRE's rent model.

C+ Composite 60.76

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 +21.5/30.0
ARV discount +11.5/15.0
DSCR +6.9/10.0
Schools +5.5/10.0
1% rule +4.8/10.0
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 · 62 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

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.)

Key facts

Open floor plan
Oversized vanity
Abundant cabinetry

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 $329 ($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 $216k (1.9% below list).
Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
Cap rate 8.1% 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: 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); 931 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 ($207k) is reasonable based on typical stale-listing flexibility.
3 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 $206,800 (6.0% below list)

Questions for the listing agent

It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
Cap rate: 8.09%
Cash-on-cash: 6.42%
DSCR: 1.29
GRM: 8.5

CMA / ARV

ARV (median comp): $241,654
List price: $220,000
Delta: -11.03%
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
301 Adry Ln	0.01mi	3/2.0	1,386 (-0%)	2mo	$240,000	$173	98
214 Adry Ln	0.08mi	3/2.0	1,357 (-2%)	4mo	$225,000	$166	90
315 Adry Ln	0.05mi	3/2.0	1,356 (-2%)	9mo	$218,000	$161	86
520 Braxton Dr	0.15mi	3/2.0	1,465 (+6%)	4mo	$245,000	$167	80
204 Anza Dr	0.02mi	3/2.0	1,523 (+10%)	4mo	$235,000	$154	80
105 Clint Ln	0.40mi	3/2.0	1,420 (+2%)	1mo	$227,000	$160	76
509 Braxton Dr	0.20mi	3/2.0	1,522 (+10%)	5mo	$241,000	$158	70
512 Braxton Dr	0.19mi	3/2.0	1,556 (+12%)	10mo	$239,300	$154	62
109 Braxton Dr	0.47mi	3/2.0	1,533 (+10%)	3mo	$254,500	$166	58
101 Cebby Ln	0.46mi	3/2.0	1,532 (+10%)	6mo	$250,000	$163	56
114 Fearless Ave	0.59mi	3/2.0	1,522 (+10%)	6mo	$252,400	$166	51
302 Yellowfin Ln	0.55mi	3/2.0	1,522 (+10%)	10mo	$252,540	$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: -7.9%
Equity multiple: 0.71×
Total profit: $-17,622
Equity at exit: $32,803

10-year hold

IRR: -0.0%
Equity multiple: 1.00×
Total profit: $-118
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 · 15 under contract
Months of supply: 6.4 mo (16%/mo absorbed)
Median asking: $254,218 ($157/sqft)
Median days on market: 183 d
This list price: lowest-priced of the active set
ARV vs active asking: +11.0% 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: 931
Price-to-rent: 8.5×

Monthly cashflow live

Estimated rent: $2,159 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: −$453
Net cashflow: $329

Break-even live

Break-even rent $1,742

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $454	-5% $392	+0% $329	+5% $267	+10% $205
Rent	-10% $159	-5% $244	+0% $329	+5% $415	+10% $500
Rate	-1.0pp $440	-0.5pp $385	base $329	+0.5pp $272	+1.0pp $214

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Adry Ln Youngsville, LA	3.0	2.0	1590	$2,100	$1.32	0d	1	0.09mi
102 Kidd Ln Youngsville, LA	3.0	2.0	1216	$2,100	$1.73	2d	1	0.11mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	139d	1	1.27mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	139d	1	1.36mi
801 Rolling Mill Ln Youngsville, LA	3.0	2.0	1374	$1,850	$1.35	6d	1	1.37mi

Property features AI

Finance

HOA & community: No association fee

Exterior

Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)
Utilities: Public sewerElectric service: SLEMCO
Home design: Single family residencePaved road frontage
Construction: Brick veneer and HardiPlank type siding with frame constructionComposition roof
Exterior features: Exterior lightingCovered and open porch

Interior

Kitchen: DishwasherDisposalMicrowaveElectric stove/convection
Bedrooms: Includes Bedroom 2Includes Bedroom 3
Flooring: CarpetTileWood laminate
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air conditioning
Interior features: High ceilingsCrown moldingDouble vanityKitchen islandWalk-in closetsDining roomEntrance foyerLiving roomGranite counters
Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

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
2026-09-18

days on market $215,000 Active 56 DOM
2026-09-17

days on market $215,000 Active 55 DOM
2026-09-16

days on market $215,000 Active 54 DOM
2026-09-15

days on market $215,000 Active 53 DOM
2026-09-14

days on market $215,000 Active 52 DOM
2026-09-13

days on market $215,000 Active 51 DOM
2026-09-12

days on market $215,000 Active 50 DOM
2026-09-11

days on market $215,000 Active 49 DOM
2026-09-05

days on market $215,000 Active 43 DOM
2026-09-04

days on market $215,000 Active 42 DOM
2026-09-03

days on market $215,000 Active 41 DOM
2026-08-31

days on market $215,000 Active 38 DOM
2026-08-30

days on market $215,000 Active 37 DOM
2026-08-29

days on market $215,000 Active 36 DOM
2026-08-28

days on market $215,000 Active 35 DOM
2026-08-27

days on market $215,000 Active 34 DOM
2026-08-26

days on market $215,000 Active 33 DOM
2026-08-25

days on market $215,000 Active 32 DOM
2026-08-24

days on market $215,000 Active 31 DOM
2026-08-23

days on market $215,000 Active 30 DOM
2026-08-22

days on market $215,000 Active 29 DOM
2026-08-21

days on market $215,000 Active 28 DOM
2026-08-20

days on market $215,000 Active 27 DOM
2026-08-19

days on market $215,000 Active 26 DOM
2026-08-18

days on market $215,000 Active 25 DOM
2026-08-17

days on market $215,000 Active 24 DOM
2026-08-16

days on market $215,000 Active 23 DOM
2026-08-15

days on market $215,000 Active 22 DOM
2026-08-14

days on market $215,000 Active 21 DOM
2026-08-13

days on market $215,000 Active 20 DOM
2026-08-12

days on market $215,000 Active 19 DOM
2026-08-11

days on market $215,000 Active 18 DOM
2026-08-10

days on market $215,000 Active 17 DOM
2026-08-09

days on market $215,000 Active 16 DOM
2026-08-08

days on market $215,000 Active 15 DOM
2026-08-07

days on market $215,000 Active 14 DOM
2026-08-06

days on market $215,000 Active 13 DOM
2026-08-05

days on market $215,000 Active 12 DOM
2026-08-04

days on market $215,000 Active 11 DOM
2026-08-03

days on market $215,000 Active 10 DOM
2026-07-31

days on market $215,000 Active 7 DOM
2026-07-30

days on market $215,000 Active 6 DOM
2026-07-29

days on market $215,000 Active 5 DOM
2026-07-27

days on market $215,000 Active 3 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

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $25,911
− Mortgage interest: −$12,323
− Property taxes: −$1,573
− Insurance: −$1,100
− Repairs & maintenance: −$2,073
− Management: −$2,073
− Depreciation: −$6,400
Taxable income: $369

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

Est. tax owed @ 24.0%: −$89
After-tax cash flow: $3,864/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%
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
#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

+19.4% since first listed

5 events — show timeline

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
2019-12-16 Listed $179,999 AcadianaMLS

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

Loading sold comps…