109 Braxton Dr · Youngsville, LA 70592

$252,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 3 Days on market

Built 2016 0.25 ac lot Est $265k · 5% under

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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 +15.2/30.0
• ARV discount +9.8/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5,000 in concessions offered in concessions with a full price offer. This beautiful custom home features 3 bedrooms, 2 full baths, varied ceiling heights, open floor plan, and incredible custom finish work. Enjoy granite throughout kitchen and both baths, large closets and plenty of cabinet space. All appliances are stainless steel, and the patio has an outdoor grill for entertainment! It also qualifies rural development, 100% financing. Ask about closing cost assistance from our preferred lender, and $3,000 in concessions from Seller.

Key facts

• Brick exterior
• No hoa restrictions
• Granite countertops

Tags

• CORNER LOT
• NO HOA RESTRICTIONS
• BRICK EXTERIOR
• MANICURED LANDSCAPING
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: 2 covered parking spaces; Garage (2 spaces)
• Utilities: Propane; Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer, HardiPlank-type siding, stucco and frame construction; Composition roof
• Exterior features: Covered patio/porch; Outdoor grill; Exterior lighting; Wood fencing around entire yard with gate

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove / range; Kitchen island; Granite counters
• Bedrooms: Includes bedrooms 1–3
• Flooring: Tile; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: High ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Varied ceiling heights; Vaulted ceilings; Walk-in closets; Granite counters; Window treatments; Double pane windows; 1 wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $23 ($272/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 $211k (16.1% below list).
• Recommended offer: $211k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 684 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $206k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,369 (16.1% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $265,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Cebby Ln	0.02mi	3/2.0	1,532 (-8%)	3mo	$250,000	$163	84
209 Adry Ln	0.48mi	3/2.0	1,618 (-2%)	1mo	$260,000	$161	73
509 Braxton Dr	0.28mi	3/2.0	1,522 (-8%)	2mo	$241,000	$158	72
318 Adry Ln	0.45mi	4/2.0 (+1)	1,684 (+2%)	1mo	$260,000	$154	70
203 Gideon Rd	0.44mi	3/2.0	1,728 (+4%)	4mo	$350,000	$203	70
302 St. Gaspar Street St	0.58mi	3/2.0	1,718 (+4%)	0mo	$252,500	$147	67
520 Braxton Dr	0.32mi	3/2.0	1,465 (-12%)	1mo	$245,000	$167	65
204 Anza Dr	0.49mi	3/2.0	1,523 (-8%)	1mo	$235,000	$154	63
114 St Kenan St	0.53mi	3/2.0	1,451 (-12%)	0mo	$232,000	$160	54
104 Mastermind Blvd	0.73mi	3/2.0	1,825 (+10%)	4mo	$268,699	$147	46
213 Saint Faith St	0.72mi	3/2.0	1,451 (-12%)	1mo	$245,000	$169	45
306 Afterglow Ln	0.75mi	4/2.0 (+1)	1,858 (+12%)	4mo	$276,815	$149	36

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-42,250
• Equity at exit: $37,574

10-year hold

• IRR: -11.7%
• Equity multiple: 0.34×
• Total profit: $-46,352
• Equity at exit: $21,788

Cash invested: $70,560 (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: 684
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$1,322
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$105
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $23

Break-even live

Break-even rent $2,085

Max offer price $252,000

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $94	+0% $23	+5% $-49	+10% $-120
Rent	-10% $-144	-5% $-61	+0% $23	+5% $106	+10% $190
Rate	-1.0pp $150	-0.5pp $87	base $23	+0.5pp $-43	+1.0pp $-109

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	15d	1	1.27mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	45d	1	1.38mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	45d	1	1.39mi

Listing history 6 events

1. 2026-05-21
   listed $252,000 Active
2. 2016-05-24
   soldstatus $205,875 545-char remark

   Show marketing remark (545 chars)

   $5,000 in concessions offered in concessions with a full price offer. This beautiful custom home features 3 bedrooms, 2 full baths, varied ceiling heights, open floor plan, and incredible custom finish work. Enjoy granite throughout kitchen and both baths, large closets and plenty of cabinet space. All appliances are stainless steel, and the patio has an outdoor grill for entertainment! It also qualifies rural development, 100% financing. Ask about closing cost assistance from our preferred lender, and $3,000 in concessions from Seller.

3. 2016-01-22
   listed $205,875 545-char remark

   Show marketing remark (545 chars)

   $5,000 in concessions offered in concessions with a full price offer. This beautiful custom home features 3 bedrooms, 2 full baths, varied ceiling heights, open floor plan, and incredible custom finish work. Enjoy granite throughout kitchen and both baths, large closets and plenty of cabinet space. All appliances are stainless steel, and the patio has an outdoor grill for entertainment! It also qualifies rural development, 100% financing. Ask about closing cost assistance from our preferred lender, and $3,000 in concessions from Seller.

4. 2016-01-13
   listed $205,875
5. 2012-02-18
   listed $25,000
6. 2007-09-12
   listed $30,000

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $25,364
• − Mortgage interest: −$14,116
• − Property taxes: −$1,850
• − Insurance: −$2,058
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,331
• Taxable loss: −$4,048
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $1,244/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.

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

+740.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $252,000 AcadianaMLS
• 2016-05-24 Sold (MLS) $205,875 AcadianaMLS
• 2016-01-22 Listed $205,875 AcadianaMLS
• 2016-01-13 Listed $205,875 AcadianaMLS
• 2012-02-18 Listed $25,000 AcadianaMLS
• 2007-09-12 Listed $30,000 AcadianaMLS

Property tax history

+16.1%/yr

Latest (2025): $1,850 · -1.3% YoY. Source: county tax records.