602 Avenue B · Youngsville, LA 70592

$90,000

2 bd · 1.0 ba · 793 sqft · SingleFamily public records · 160 Days on market

Built 1948 Poor condition 4,791 sqft lot $113/sqft · 45% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper opportunity in the heart of Youngsville! This 3 bedroom, 2 bathroom home sits directly across from G T Linden Elementary, offering unbeatable location and convenience. Perfect for investors or buyers ready to add their personal touch. Great potential in a sought after area!

Key facts

• Sought after area
• Unbeatable location
• 4,791 sq ft lot

Tags

• UNBEATABLE LOCATION
• SOUGHT AFTER AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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); 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); 811 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $245,942
• List price: $90,000
• Delta: -59.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Gaunt Ln #102	0.86mi	1/1.5 (-1)	850 (+7%)	3mo	$230,000	$271	44
115 Gaunt Ln #505	0.86mi	1/1.0 (-1)	850 (+7%)	20mo	$239,000	$281	32
115 Gaunt Ln #101	0.85mi	1/1.0 (-1)	750 (-5%)	28mo	$199,000	$265	31
115 Gaunt Ln #502	0.86mi	1/1.0 (-1)	850 (+7%)	23mo	$239,000	$281	29
115 Gaunt Ln #202	0.86mi	1/1.0 (-1)	850 (+7%)	26mo	$239,000	$281	28
115 Gaunt Ln #105	0.86mi	1/1.0 (-1)	850 (+7%)	28mo	$239,000	$281	28

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: 24.1%
• Equity multiple: 1.98×
• Total profit: $24,588
• Equity at exit: $13,419

10-year hold

• IRR: 31.1%
• Equity multiple: 3.62×
• Total profit: $66,085
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $199,200 ($248/sqft)
• Median days on market: 95 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +25.2% 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: 4.7×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $648

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $711	-5% $680	+0% $648	+5% $617	+10% $586
Rent	-10% $521	-5% $585	+0% $648	+5% $712	+10% $776
Rate	-1.0pp $694	-0.5pp $671	base $648	+0.5pp $625	+1.0pp $601

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	70d	1	0.48mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	62d	14	0.72mi
200 Prescott Blvd Unit 302 Youngsville, LA	1.0	1.0	565	$1,399	$2.48	93d	1	0.77mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$1,815	$1.60	62d	6	0.82mi
115 Gaunt Ln #205 Youngsville, LA	1.0	1.5	850	$1,495	$1.76	93d	1	0.83mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,599	$1.41	62d	69	1.00mi

Listing history 50 events

1. 2026-08-08
   days on market $90,000 Active 160 DOM
2. 2026-08-07
   pricedays on market $90,000 Active 159 DOM
3. 2026-08-06
   days on market $100,000 Active 158 DOM
4. 2026-08-05
   days on market $100,000 Active 157 DOM
5. 2026-08-04
   days on market $100,000 Active 156 DOM
6. 2026-08-03
   days on market $100,000 Active 155 DOM
7. 2026-07-31
   days on market $100,000 Active 152 DOM
8. 2026-07-30
   days on market $100,000 Active 151 DOM
9. 2026-07-29
   days on market $100,000 Active 150 DOM
10. 2026-07-27
    days on market $100,000 Active 148 DOM
11. 2026-07-23
    days on market $100,000 Active 144 DOM
12. 2026-07-22
    days on market $100,000 Active 143 DOM
13. 2026-07-21
    days on market $100,000 Active 142 DOM
14. 2026-07-18
    days on market $100,000 Active 139 DOM
15. 2026-07-16
    days on market $100,000 Active 137 DOM
16. 2026-07-16
    days on market $100,000 Active 136 DOM
17. 2026-07-14
    days on market $100,000 Active 135 DOM
18. 2026-07-13
    days on market $100,000 Active 134 DOM
19. 2026-07-12
    days on market $100,000 Active 133 DOM
20. 2026-07-11
    days on market $100,000 Active 132 DOM
21. 2026-07-10
    days on market $100,000 Active 131 DOM
22. 2026-07-09
    days on market $100,000 Active 130 DOM
23. 2026-07-08
    days on market $100,000 Active 129 DOM
24. 2026-07-07
    days on market $100,000 Active 128 DOM
25. 2026-07-06
    days on market $100,000 Active 127 DOM
26. 2026-07-05
    days on market $100,000 Active 126 DOM
27. 2026-07-04
    days on market $100,000 Active 125 DOM
28. 2026-07-03
    days on market $100,000 Active 124 DOM
29. 2026-07-02
    days on market $100,000 Active 123 DOM
30. 2026-07-01
    days on market $100,000 Active 122 DOM
31. 2026-06-30
    days on market $100,000 Active 121 DOM
32. 2026-06-29
    days on market $100,000 Active 120 DOM
33. 2026-06-28
    days on market $100,000 Active 119 DOM
34. 2026-06-28
    days on market $100,000 Active 118 DOM
35. 2026-06-27
    days on market $100,000 Active 117 DOM
36. 2026-06-25
    days on market $100,000 Active 115 DOM
37. 2026-06-23
    days on market $100,000 Active 113 DOM
38. 2026-06-21
    days on market $100,000 Active 112 DOM
39. 2026-06-18
    days on market $100,000 Active 109 DOM
40. 2026-06-17
    days on market $100,000 Active 108 DOM
41. 2026-06-16
    days on market $100,000 Active 107 DOM
42. 2026-06-15
    days on market $100,000 Active 106 DOM
43. 2026-06-14
    days on market $100,000 Active 104 DOM
44. 2026-06-13
    days on market $100,000 Active 103 DOM
45. 2026-06-10
    days on market $100,000 Active 101 DOM
46. 2026-06-09
    days on market $100,000 Active 100 DOM
47. 2026-06-08
    days on market $100,000 Active 99 DOM
48. 2026-06-07
    days on market $100,000 Active 98 DOM
49. 2026-06-05
    days on market $100,000 Active 95 DOM
50. 2026-06-03
    days on market $100,000 Active 94 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $19,298
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$2,618
• Taxable income: $6,751
• Est. tax owed @ 24.0%: −$1,620
• After-tax cash flow: $6,162/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 · 8 photos

Poor 20/100 Extensive rehab Est. rehab $39,650–$71,370 screening

This fixer-upper property in Youngsville requires extensive renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior siding, roof, and flooring. Landscaping and painting will also enhance the curb appeal.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Windows (windows) — Windows appear to be broken or missing, indicating severe damage.
• Major Exterior (exterior) — The exterior walls and siding are in poor condition, with visible rot and damage.
• Major Electrical (electrical) — The electrical panel appears to be exposed and damaged, indicating a need for immediate repair.
• Major Plumbing (plumbing) — The plumbing system is not visible, but the overall condition of the house suggests significant issues that need to be addressed.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Kitchen countertops — Damaged and in need of replacement
• Major Bathroom fixtures — Outdated and in need of replacement
• Major Exterior siding — Peeling and damaged
• Major Roof — Visible damage and potential leaks
• Major Flooring — Worn and damaged

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen will improve both resale and rental value. ↑
• Both Bathroom renovation — Updating the bathroom will enhance both resale and rental appeal. ↑
• Both Exterior siding repair — Repairing the siding will improve curb appeal and increase both resale and rental value. ↑
• Both Roof repair — Fixing the roof will address a major issue and improve both resale and rental value. ↑
• Both Flooring replacement — Replacing the flooring will improve the living space and increase both resale and rental value. ↑
• Both Landscaping — Landscaping will enhance curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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

• 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

1 event — show timeline

• 2026-03-01 Listed $100,000 AcadianaMLS

Property tax history

+25.1%/yr

Latest (2025): $133 · -1.2% YoY. Source: county tax records.