110 Marais Ave · Youngsville, LA 70592

$330,000

5 bd · 2.5 ba · 2,639 sqft · SingleFamily public records · 28 Days on market

Built 2018 8,712 sqft lot $125/sqft · at area comps Est $343k · at est. $29/mo HOA · 1% of rent

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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 +11.3/30.0
• ARV discount +9.2/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Special Red Tag pricing good through February! Dead end lot! Come to Belle Maison and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. The home is located just minutes from the SportsPlex and the new High School. Subdivision features include walk paths and common areas. Seller offering up to $5,000 towards closing costs, conditions apply.

Key facts

• Thoughtful upgrades
• Faux beams
• Crown molding

Tags

• MODERN FARMHOUSE CHARM
• THOUGHTFUL UPGRADES
• RICH WOOD-LOOK FLOORING
• CROWN MOLDING
• FAUX BEAMS
• CUSTOM ACCENT WALLS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $350 (maintenance of grounds included)

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Community sewer; Electric service by Entergy
• Home design: Single family residence; Residential zoning
• Construction: Brick veneer, stucco, and vinyl siding exterior; Composition roof
• Exterior features: Covered porch; Outdoor lighting

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove
• Flooring: Carpet; Tile; Wood; Wood laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Separate shower; Granite counters; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (22.7% below list).
• Recommended offer: $255k (22.7% 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: 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); 682 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 28 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $240k; 38% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,253 (22.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $343,232
• List price: $330,000
• Delta: -3.86%
• 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
601 Breck Ave	0.31mi	5/3.0	2,720 (+3%)	2mo	$366,602	$135	77
108 Fairdale Dr	0.43mi	5/3.0	2,720 (+3%)	1mo	$364,845	$134	72
310 Appleby Way	0.48mi	5/3.0	2,720 (+3%)	1mo	$365,655	$134	70
312 Appleby Way	0.48mi	5/3.0	2,720 (+3%)	3mo	$370,710	$136	68
205 Grimmon Rd	0.43mi	5/3.0	2,476 (-6%)	0mo	$368,165	$149	67
107 Eagleston St	0.56mi	5/3.0	2,720 (+3%)	2mo	$364,597	$134	65
204 Grimmon Rd	0.43mi	4/3.0 (-1)	2,372 (-10%)	0mo	$351,441	$148	56
104 Appleby Way	0.47mi	4/3.0 (-1)	2,372 (-10%)	1mo	$360,682	$152	54
317 Appleby Way	0.48mi	4/3.0 (-1)	2,372 (-10%)	2mo	$365,158	$154	52
315 Forest Grove Dr	0.71mi	4/2.5 (-1)	2,460 (-7%)	1mo	$275,000	$112	50
205 Third St	0.51mi	4/4.0 (-1)	2,258 (-14%)	2mo	$365,000	$162	40
102 Travellers Palm Way	0.58mi	4/3.0 (-1)	2,262 (-14%)	3mo	$477,330	$211	40

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: $-64,660
• Equity at exit: $49,204

10-year hold

• IRR: -16.5%
• Equity multiple: 0.13×
• Total profit: $-80,102
• Equity at exit: $28,532

Cash invested: $92,400 (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: 682
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,553 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$138
• HOA: −$29
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-121

Break-even live

Break-even rent $2,706

Max offer price $308,602

Occupancy floor 100%

Sensitivity live

Price	-10% $66	-5% $-28	+0% $-121	+5% $-215	+10% $-308
Rent	-10% $-323	-5% $-222	+0% $-121	+5% $-20	+10% $81
Rate	-1.0pp $45	-0.5pp $-37	base $-121	+0.5pp $-207	+1.0pp $-294

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	22d	1	0.47mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	45d	1	0.54mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	14d	1	0.97mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 20 events

1. 2026-06-21
   days on market $330,000 Active 28 DOM
2. 2026-06-18
   days on market $330,000 Active 25 DOM
3. 2026-06-17
   days on market $330,000 Active 24 DOM
4. 2026-06-16
   days on market $330,000 Active 23 DOM
5. 2026-06-15
   days on market $330,000 Active 22 DOM
6. 2026-06-14
   days on market $330,000 Active 20 DOM
7. 2026-06-13
   pricedays on market $330,000 Active 19 DOM
8. 2026-06-10
   days on market $335,000 Active 17 DOM
9. 2026-06-09
   days on market $335,000 Active 16 DOM
10. 2026-06-08
    days on market $335,000 Active 15 DOM
11. 2026-06-07
    days on market $335,000 Active 14 DOM
12. 2026-06-05
    days on market $335,000 Active 11 DOM
13. 2026-06-03
    days on market $335,000 Active 10 DOM
14. 2026-06-02
    days on market $335,000 Active 9 DOM
15. 2026-06-01
    days on market $335,000 Active 8 DOM
16. 2026-06-01
    status $335,000 Active 7 DOM
17. 2026-05-14
    listed $335,000 Active 1997-char remark
18. 2019-03-08
    soldstatus $239,900 689-char remark

    Show marketing remark (689 chars)

    Special Red Tag pricing good through February! Dead end lot! Come to Belle Maison and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. The home is located just minutes from the SportsPlex and the new High School. Subdivision features include walk paths and common areas. Seller offering up to $5,000 towards closing costs, conditions apply.

19. 2018-10-21
    listed $239,900 689-char remark

    Show marketing remark (689 chars)

    Special Red Tag pricing good through February! Dead end lot! Come to Belle Maison and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. The home is located just minutes from the SportsPlex and the new High School. Subdivision features include walk paths and common areas. Seller offering up to $5,000 towards closing costs, conditions apply.

20. 2017-06-01
    listed $289,900

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $2,887 · $241/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $30,630
• − Mortgage interest: −$18,485
• − Property taxes: −$2,887
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − HOA: −$348
• − Depreciation: −$9,600
• Taxable loss: −$7,240
• Est. tax savings @ 24.0%: +$1,738
• After-tax cash flow: $284/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

• Census place: Youngsville, LA
• 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

+13.8% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $330,000 AcadianaMLS
• 2026-05-31 Relisted — AcadianaMLS
• 2026-05-21 Pending — AcadianaMLS
• 2026-05-14 Listed $335,000 AcadianaMLS
• 2019-03-08 Sold (MLS) $239,900 AcadianaMLS
• 2018-10-21 Listed $239,900 AcadianaMLS
• 2017-06-01 Listed $289,900 AcadianaMLS

Property tax history

+63.0%/yr

Latest (2025): $2,887 · -1.2% YoY. Source: county tax records.