Frazier V A Plan · Youngsville, LA 70592

$253,990

3 bd · 2.0 ba · 1,642 sqft · SingleFamily · 721 Days on market

Excellent condition

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a world of comfort and functionality with the Frazier V A floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home provides an ideal blend of spaciousness and efficiency. The open floor plan connects the kitchen, dining, and living areas, creating an inviting atmosphere perfect for daily life and entertaining. The master suite is designed for relaxation, featuring a double vanity, garden tub, separate master shower, and a walk-in closet, giving you the ultimate retreat within your own home. The kitchen is functional and bright, with recessed lighting that enhances the space and makes cooking and hosting easy and enjoyable. The exterior of the home is beautifully finished with brick and stucco, ensuring durability and curb appeal, while the covered patio is the ideal space for outdoor dining or quiet relaxation. The two-car garage offers plenty of room for vehicles and storage. As always with DSLD Homes, the Frazier V A is built with energy efficiency in mind. From high-performance insulation to energy-efficient appliances, this home is designed to keep utility costs low while providing year-round comfort. Whether you're after style, practicality, or sustainability, the Frazier V A floor plan offers it all.

Key facts

• Covered patio
• Double master vanity
• 2 garage spots

Tags

• COVERED PATIO
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER

🏗️ New construction. The $253,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $262,776.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (14.1% below list).
• Recommended offer: $218k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Youngsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 930 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 $2k of loan paydown is wiped out by about $8k 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 721 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $218,127 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 721 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $262,776
• List price: $253,990
• Delta: -4.10%
• 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
143 Ridley Ln	0.03mi	3/2.0	1,642 (0%)	0mo	$256,463	$156	98
115 Bailey Ln	0.16mi	3/2.0	1,642 (0%)	1mo	$256,963	$156	92
236 Tatum Ln	0.17mi	3/2.0	1,659 (+1%)	1mo	$254,679	$154	89
205 Tatum Ln	0.22mi	3/2.0	1,659 (+1%)	1mo	$255,108	$154	87
202 Tatum Ln	0.25mi	3/2.0	1,629 (-1%)	1mo	$241,878	$148	86
243 Tatum Ln	0.14mi	4/2.0 (+1)	1,568 (-4%)	0mo	$244,759	$156	81
213 Tatum Ln	0.19mi	4/2.0 (+1)	1,568 (-4%)	0mo	$243,856	$156	78
208 Tatum Ln	0.23mi	4/2.0 (+1)	1,568 (-4%)	2mo	$239,790	$153	76
204 Tatum Ln	0.24mi	4/2.0 (+1)	1,568 (-4%)	2mo	$240,107	$153	75
239 Tatum Ln	0.14mi	3/2.0	1,463 (-11%)	1mo	$237,041	$162	74
217 Tatum Ln	0.18mi	3/2.0	1,456 (-11%)	1mo	$234,811	$161	72
212 Tatum Ln	0.21mi	3/2.0	1,456 (-11%)	1mo	$230,265	$158	70

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-51,381
• Equity at exit: $39,181

10-year hold

• IRR: -16.6%
• Equity multiple: 0.13×
• Total profit: $-63,893
• Equity at exit: $22,720

Cash invested: $73,577 (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: 41 active · 28 under contract
• Months of supply: 9.5 mo (11%/mo absorbed)
• Median asking: $263,990 ($152/sqft)
• Median days on market: 603 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +5.1% vs 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: 930
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$1,378
• Tax est. 1.5%: −$328 /mo · $3,942/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-93

Break-even live

Break-even rent $2,299

Max offer price $249,350

Occupancy floor 99%

Sensitivity live

Price	-10% $89	-5% $-2	+0% $-93	+5% $-184	+10% $-274
Rent	-10% $-265	-5% $-179	+0% $-93	+5% $-7	+10% $80
Rate	-1.0pp $40	-0.5pp $-26	base $-93	+0.5pp $-161	+1.0pp $-230

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: $65,694
• Closing costs: $7,883
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Ridley Ln Youngsville, LA	3.0	2.0	1656	$2,000	$1.21	109d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1191	$2,127	$1.79	0d	17	0.31mi

Listing history 50 events

1. 2026-09-24
   days on market $253,990 Active 721 DOM
2. 2026-09-22
   days on market $253,990 Active 720 DOM
3. 2026-09-21
   days on market $253,990 Active 719 DOM
4. 2026-09-20
   days on market $253,990 Active 718 DOM
5. 2026-09-19
   days on market $253,990 Active 717 DOM
6. 2026-09-18
   days on market $253,990 Active 716 DOM
7. 2026-09-17
   days on market $253,990 Active 715 DOM
8. 2026-09-16
   days on market $253,990 Active 714 DOM
9. 2026-09-15
   days on market $253,990 Active 713 DOM
10. 2026-09-14
    days on market $253,990 Active 712 DOM
11. 2026-09-13
    days on market $253,990 Active 711 DOM
12. 2026-09-12
    days on market $253,990 Active 710 DOM
13. 2026-09-12
    price $253,990 Active 709 DOM
14. 2026-09-11
    days on market $251,990 Active 709 DOM
15. 2026-09-05
    days on market $251,990 Active 703 DOM
16. 2026-09-04
    days on market $251,990 Active 702 DOM
17. 2026-09-03
    days on market $251,990 Active 701 DOM
18. 2026-08-31
    days on market $251,990 Active 698 DOM
19. 2026-08-30
    days on market $251,990 Active 697 DOM
20. 2026-08-29
    days on market $251,990 Active 696 DOM
21. 2026-08-28
    days on market $251,990 Active 695 DOM
22. 2026-08-27
    days on market $251,990 Active 694 DOM
23. 2026-08-25
    days on market $251,990 Active 692 DOM
24. 2026-08-24
    days on market $251,990 Active 691 DOM
25. 2026-08-23
    days on market $251,990 Active 690 DOM
26. 2026-08-22
    days on market $251,990 Active 689 DOM
27. 2026-08-21
    days on market $251,990 Active 688 DOM
28. 2026-08-20
    days on market $251,990 Active 687 DOM
29. 2026-08-19
    days on market $251,990 Active 686 DOM
30. 2026-08-18
    days on market $251,990 Active 685 DOM
31. 2026-08-17
    days on market $251,990 Active 684 DOM
32. 2026-08-16
    days on market $251,990 Active 683 DOM
33. 2026-08-15
    days on market $251,990 Active 682 DOM
34. 2026-08-14
    days on market $251,990 Active 681 DOM
35. 2026-08-13
    days on market $251,990 Active 680 DOM
36. 2026-08-12
    days on market $251,990 Active 679 DOM
37. 2026-08-11
    days on market $251,990 Active 678 DOM
38. 2026-08-10
    days on market $251,990 Active 677 DOM
39. 2026-08-09
    days on market $251,990 Active 676 DOM
40. 2026-08-08
    days on market $251,990 Active 675 DOM
41. 2026-08-07
    days on market $251,990 Active 674 DOM
42. 2026-08-06
    days on market $251,990 Active 673 DOM
43. 2026-08-05
    days on market $251,990 Active 672 DOM
44. 2026-08-04
    days on market $251,990 Active 671 DOM
45. 2026-08-03
    days on market $251,990 Active 670 DOM
46. 2026-07-31
    days on market $251,990 Active 667 DOM
47. 2026-07-30
    days on market $251,990 Active 666 DOM
48. 2026-07-29
    days on market $251,990 Active 665 DOM
49. 2026-07-27
    days on market $251,990 Active 663 DOM
50. 2026-07-23
    days on market $251,990 Active 659 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,175
• − Mortgage interest: −$14,720
• − Property taxes: −$3,942
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$7,644
• Taxable loss: −$5,632
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $238/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 · 2 photos

Excellent 95/100 None rehab

This single-family home in Youngsville, LA, is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Martial Billeaud Elementary School C+ LA #79/646 Nat'l #8,534/41,679 Middle Broussard Middle School D LA #49/218 Nat'l #4,747/14,009 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

• Census place: Youngsville, LA
• 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

Price history

3 events — show timeline

• 2025-05-02 Relisted — Zillow
• 2025-05-02 Delisted — Zillow
• 2024-10-02 Listed $251,990 Zillow