Frazier V G Plan · Youngsville, LA 70592

$251,990

3 bd · 2.0 ba · 1,642 sqft · SingleFamily · 102 Days on market

Good 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
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 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 G floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home combines spaciousness with energy efficiency. The open floor plan seamlessly connects the kitchen, dining, and living areas, providing an inviting and functional layout for both daily living and entertaining. The master suite serves as a private retreat, featuring a double vanity, garden tub, separate master shower, and a spacious walk-in closet. The kitchen is designed with modern amenities, including recessed lighting that adds brightness and charm to the space. With ample storage in the walk-in pantry, the kitchen is perfect for meal preparation and hosting. The brick and siding exterior offers both durability and curb appeal, while the covered patio creates a perfect space to enjoy the outdoors in comfort. The two-car garage provides plenty of room for vehicles and additional storage needs, adding to the home's practicality. True to DSLD Homes' commitment to sustainability, the Frazier V G is designed with energy efficiency in mind. High-performance insulation, energy-efficient appliances, and smart design elements ensure reduced utility costs and a comfortable living environment year-round. Whether you're seeking style, comfort, or eco-friendly living, the Frazier V G floor plan delivers it all.

Key facts

• Master suite
• Double vanity
• Open floor plan

Tags

• OPEN FLOOR PLAN
• MASTER SUITE
• DOUBLE VANITY
• GARDEN TUB
• WALK-IN CLOSET
• MODERN AMENITIES

🏗️ New construction. The $251,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $264,887.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (12.7% below list).
• Recommended offer: $220k (12.7% 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: 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); 684 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 102 days — a 9% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,107 (12.7% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 13% 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: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $264,887
• List price: $251,990
• Delta: -4.87%
• 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
141 Ridley Ln	0.03mi	3/2.0	1,656 (+1%)	5mo	$251,990	$152	93
139 Ridley Ln	0.04mi	3/2.0	1,656 (+1%)	7mo	$260,095	$157	91
135 Ridley Ln	0.05mi	3/2.0	1,656 (+1%)	7mo	$260,365	$157	90
118 Ridley Ln	0.13mi	3/2.0	1,642 (0%)	5mo	$256,679	$156	90
219 Tatum Ln	0.17mi	3/2.0	1,629 (-1%)	2mo	$241,448	$148	89
210 Tatum Ln	0.22mi	3/2.0	1,659 (+1%)	1mo	$250,752	$151	87
221 Tatum Ln	0.17mi	3/2.0	1,629 (-1%)	6mo	$244,916	$150	86
145 Ridley Ln	0.03mi	4/2.0 (+1)	1,581 (-4%)	3mo	$256,663	$162	85
214 Tatum Ln	0.21mi	4/2.0 (+1)	1,568 (-4%)	2mo	$241,367	$154	76
234 Tatum Ln	0.18mi	4/2.0 (+1)	1,568 (-4%)	6mo	$238,358	$152	75
229 Tatum Ln	0.15mi	3/2.0	1,456 (-11%)	1mo	$230,000	$158	74
227 Tatum Ln	0.15mi	3/2.0	1,463 (-11%)	4mo	$233,025	$159	71

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: $-51,682
• Equity at exit: $39,496

10-year hold

• IRR: -16.5%
• Equity multiple: 0.13×
• Total profit: $-64,174
• Equity at exit: $22,903

Cash invested: $74,168 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,973/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-92

Break-even live

Break-even rent $2,317

Max offer price $251,614

Occupancy floor 99%

Sensitivity live

Price	-10% $91	-5% $0	+0% $-92	+5% $-183	+10% $-275
Rent	-10% $-266	-5% $-179	+0% $-92	+5% $-5	+10% $82
Rate	-1.0pp $42	-0.5pp $-24	base $-92	+0.5pp $-160	+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: $66,222
• Closing costs: $7,947
• 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	15d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	15d	32	0.31mi

Listing history 18 events

1. 2026-06-21
   days on market $251,990 Active 102 DOM
2. 2026-06-18
   days on market $251,990 Active 99 DOM
3. 2026-06-17
   days on market $251,990 Active 98 DOM
4. 2026-06-16
   days on market $251,990 Active 97 DOM
5. 2026-06-15
   days on market $251,990 Active 96 DOM
6. 2026-06-14
   days on market $251,990 Active 94 DOM
7. 2026-06-13
   days on market $251,990 Active 93 DOM
8. 2026-06-10
   days on market $251,990 Active 91 DOM
9. 2026-06-09
   days on market $251,990 Active 90 DOM
10. 2026-06-08
    days on market $251,990 Active 89 DOM
11. 2026-06-07
    days on market $251,990 Active 88 DOM
12. 2026-06-05
    days on market $251,990 Active 85 DOM
13. 2026-06-03
    days on market $251,990 Active 84 DOM
14. 2026-06-02
    days on market $251,990 Active 83 DOM
15. 2026-06-01
    days on market $251,990 Active 82 DOM
16. 2026-05-31
    days on market $251,990 Active 81 DOM
17. 2026-05-30
    days on market $251,990 Active 80 DOM
18. 2026-03-11
    listed $251,990 Active 1405-char remark

    Show marketing remark (1405 chars)

    Step into a world of comfort and functionality with the Frazier V G floor plan by DSLD Homes. Offering 1,642 square feet of living space and a total area of 2,255 square feet, this home combines spaciousness with energy efficiency. The open floor plan seamlessly connects the kitchen, dining, and living areas, providing an inviting and functional layout for both daily living and entertaining. The master suite serves as a private retreat, featuring a double vanity, garden tub, separate master shower, and a spacious walk-in closet. The kitchen is designed with modern amenities, including recessed lighting that adds brightness and charm to the space. With ample storage in the walk-in pantry, the kitchen is perfect for meal preparation and hosting. The brick and siding exterior offers both durability and curb appeal, while the covered patio creates a perfect space to enjoy the outdoors in comfort. The two-car garage provides plenty of room for vehicles and additional storage needs, adding to the home's practicality. True to DSLD Homes' commitment to sustainability, the Frazier V G is designed with energy efficiency in mind. High-performance insulation, energy-efficient appliances, and smart design elements ensure reduced utility costs and a comfortable living environment year-round. Whether you're seeking style, comfort, or eco-friendly living, the Frazier V G floor plan delivers it all.

ⓘ 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: $26,413
• − Mortgage interest: −$14,838
• − Property taxes: −$3,973
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$7,706
• Taxable loss: −$5,655
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $256/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

Good 80/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has a good roof and flooring, and the landscaping can be improved to enhance curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-11 Listed $251,990 Zillow