305 Adry Ln · Youngsville, LA 70592

$215,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 15 Days on market

Built 2020 Good condition 7,840 sqft lot 2-car garage $155/sqft · 16% below area Est $251k · 14% 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 +13.9/15.0
• DSCR +7.2/10.0
• Schools +5.5/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

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

Tags

• OPEN FLOOR PLAN
• ABUNDANT CABINETRY
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• OVERSIZED VANITY
• FULLY FENCED BACKYARD

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: $212k (1.5% 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: 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); 811 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 15 days — a 2% lower offer ($212k) 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; 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 $211,775 (1.5% 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: 1.01% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $250,650
• List price: $215,000
• Delta: -14.22%
• 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%)	1mo	$240,000	$173	99
214 Adry Ln	0.08mi	3/2.0	1,357 (-2%)	2mo	$225,000	$166	91
315 Adry Ln	0.05mi	3/2.0	1,356 (-2%)	8mo	$218,000	$161	88
520 Braxton Dr	0.15mi	3/2.0	1,465 (+6%)	2mo	$245,000	$167	82
204 Anza Dr	0.02mi	3/2.0	1,523 (+10%)	2mo	$235,000	$154	81
509 Braxton Dr	0.20mi	3/2.0	1,522 (+10%)	4mo	$241,000	$158	72
316 Adry Ln	0.06mi	3/2.0	1,590 (+15%)	8mo	$237,500	$149	66
512 Braxton Dr	0.19mi	3/2.0	1,556 (+12%)	8mo	$239,300	$154	64
109 Braxton Dr	0.47mi	3/2.0	1,533 (+10%)	1mo	$254,500	$166	59
101 Cebby Ln	0.46mi	3/2.0	1,532 (+10%)	4mo	$250,000	$163	58
114 Fearless Ave	0.59mi	3/2.0	1,522 (+10%)	5mo	$252,400	$166	52
302 Yellowfin Ln	0.55mi	3/2.0	1,522 (+10%)	8mo	$252,540	$166	51

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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 12 under contract
• Months of supply: 5.7 mo (18%/mo absorbed)
• Median asking: $252,990 ($156/sqft)
• Median days on market: 143 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.8% 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: 811
• 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%

Sensitivity live

Price	-10% $486	-5% $425	+0% $364	+5% $304	+10% $243
Rent	-10% $193	-5% $279	+0% $364	+5% $450	+10% $536
Rate	-1.0pp $473	-0.5pp $419	base $364	+0.5pp $309	+1.0pp $252

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
• Club membership (one-time): —
• 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	93d	1	1.27mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	93d	1	1.36mi

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: 2 covered parking spaces2 total parking spaces2-car garage
• Utilities: Public sewerElectric service: SLEMCO
• Home design: Single family residencePaved road frontage
• Construction: Brick veneer, HardiPlank and frame constructionComposition roof
• Exterior features: Outdoor lightingCovered and open porch

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric rangeKitchen islandGranite counters
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetTileWood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: High ceilingsCrown moldingDouble vanityKitchen islandWalk-in closet(s)Dining roomEntrance foyerKitchenLiving roomGranite counters
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 29 events

1. 2026-08-08
   days on market $215,000 Active 15 DOM
2. 2026-08-07
   days on market $215,000 Active 14 DOM
3. 2026-08-06
   days on market $215,000 Active 13 DOM
4. 2026-08-05
   days on market $215,000 Active 12 DOM
5. 2026-08-04
   days on market $215,000 Active 11 DOM
6. 2026-08-03
   days on market $215,000 Active 10 DOM
7. 2026-07-31
   days on market $215,000 Active 7 DOM
8. 2026-07-30
   days on market $215,000 Active 6 DOM
9. 2026-07-29
   days on market $215,000 Active 5 DOM
10. 2026-07-27
    days on market $215,000 Active 3 DOM
11. 2026-07-25
    remarks 699-char remark
12. 2026-07-25
    days on marketlisting id $215,000 Active 1 DOM
13. 2026-06-15
    days on market $215,000 Active 101 DOM
14. 2026-06-14
    days on market $215,000 Active 99 DOM
15. 2026-06-13
    days on market $215,000 Active 98 DOM
16. 2026-06-10
    days on market $215,000 Active 96 DOM
17. 2026-06-09
    days on market $215,000 Active 95 DOM
18. 2026-06-08
    days on market $215,000 Active 94 DOM
19. 2026-06-07
    days on market $215,000 Active 93 DOM
20. 2026-06-05
    days on market $215,000 Active 90 DOM
21. 2026-06-03
    days on market $215,000 Active 89 DOM
22. 2026-06-02
    days on market $215,000 Active 88 DOM
23. 2026-06-01
    days on market $215,000 Active 87 DOM
24. 2026-05-31
    days on market $215,000 Active 86 DOM
25. 2026-05-30
    days on market $215,000 Active 85 DOM
26. 2026-04-04
    price $215,000 547-char remark
27. 2026-03-06
    listed $230,000 Active 547-char remark
28. 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.)

29. 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 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

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 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

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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

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: 2 covered parking spaces2 total parking spaces2-car garage
• Utilities: Public sewerElectric service: SLEMCO
• Home design: Single family residencePaved road frontage
• Construction: Brick veneer, HardiPlank and frame constructionComposition roof
• Exterior features: Outdoor lightingCovered and open porch

Interior

• Kitchen: DishwasherDisposalMicrowaveElectric rangeKitchen islandGranite counters
• Bedrooms: Bedroom 2Bedroom 3
• Flooring: CarpetTileWood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: High ceilingsCrown moldingDouble vanityKitchen islandWalk-in closet(s)Dining roomEntrance foyerKitchenLiving roomGranite counters
• Laundry & utility: Washer hookupElectric dryer hookup

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.