116 Rio Dr · Youngsville, LA 70592

$304,200

3 bd · 2.0 ba · 1,719 sqft · SingleFamily · 2 Days on market

Built 2026 Fair condition 8,712 sqft lot Est $303k · at est. $40/mo HOA · 2% 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 +11.1/30.0
• ARV discount +7.3/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on a larger homesite, the Alder French offers the space and thoughtful design that make everyday living feel effortless. A welcoming foyer creates an inviting first impression, leading into an open layout where the dining, kitchen, and living areas flow seamlessly together. A striking beam detail defines the living space while maintaining an open feel, and the gas fireplace adds warmth and character as the focal point of the room. The private primary suite provides a relaxing retreat with a beautifully finished tiled shower featuring a built-in niche. Outside, generous green space and professional landscaping enhance the home's curb appeal. Blending comfort, functionality, and timeless

Key facts

• Striking beam detail
• Welcoming foyer
• Gas fireplace

Tags

• WELCOMING FOYER
• OPEN LAYOUT
• STRIKING BEAM DETAIL
• GAS FIREPLACE
• PRIVATE PRIMARY SUITE
• TILED SHOWER

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $304,200

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family property (spec-built)
• Exterior features: Spec home — Alder plan; Address: 116 Rio Dr, Youngsville, LA 70592

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,719 total living area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (15.9% below list).
• Recommended offer: $256k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools A+, employment A+, housing 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.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• 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 $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $255,807 (15.9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $302,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Central Village Way	0.14mi	3/2.0	1,719 (0%)	2mo	$302,200	$176	91
114 High Point Way	0.15mi	3/2.0	1,702 (-1%)	1mo	$307,406	$181	91
226 Central Village Way	0.07mi	3/2.0	1,767 (+3%)	7mo	$311,500	$176	87
200 Central Village Way	0.16mi	3/2.0	1,639 (-5%)	0mo	$294,500	$180	85
210 Central Village Way	0.09mi	3/2.5	1,843 (+7%)	3mo	$317,000	$172	79
100 Rio Dr	0.19mi	3/2.5	1,843 (+7%)	1mo	$321,900	$175	76
204 Central Village Way	0.13mi	4/2.0 (+1)	1,874 (+9%)	0mo	$318,600	$170	73
202 San Sebastian Dr	0.26mi	3/2.0	1,570 (-9%)	2mo	$299,000	$190	72
210 San Sebastian Dr	0.27mi	3/2.0	1,597 (-7%)	5mo	$302,000	$189	71
203 Central Village Way	0.16mi	4/2.0 (+1)	1,873 (+9%)	2mo	$318,500	$170	71
118 San Sebastian Dr	0.24mi	3/2.0	1,474 (-14%)	2mo	$275,000	$187	63
208 Caldwell Sugar Rd	0.66mi	4/2.0 (+1)	1,563 (-9%)	7mo	$239,000	$153	43

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-60,390
• Equity at exit: $45,357

10-year hold

• IRR: -17.2%
• Equity multiple: 0.11×
• Total profit: $-75,977
• Equity at exit: $26,302

Cash invested: $85,176 (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: 675
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,558 high
• Mortgage (P&I): −$1,595
• Tax est. 1.5%: −$380 /mo · $4,563/yr
• Insurance: −$127
• HOA: −$40
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-121

Break-even live

Break-even rent $2,712

Max offer price $286,636

Occupancy floor 100%

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: $76,050
• Closing costs: $9,126
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	13d	1	0.21mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	43d	1	0.22mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	43d	1	0.54mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	21d	1	0.67mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	13d	1	0.67mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	43d	1	1.49mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gaslandscaping

Listing history 13 events

1. 2026-06-18
   days on market $304,200 Active 2 DOM
2. 2026-06-17
   days on marketlisting id $304,200 Active 1 DOM
3. 2026-06-16
   days on market $304,200 Active 13 DOM
4. 2026-06-15
   days on market $304,200 Active 12 DOM
5. 2026-06-14
   days on market $304,200 Active 10 DOM
6. 2026-06-13
   days on market $304,200 Active 9 DOM
7. 2026-06-10
   days on market $304,200 Active 7 DOM
8. 2026-06-09
   days on market $304,200 Active 6 DOM
9. 2026-06-08
   days on market $304,200 Active 5 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $304,200 Active 4 DOM
12. 2026-06-03
    remarks 4-char remark
13. 2026-06-03
    listed $304,200 Active 1 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: $30,697
• − Mortgage interest: −$17,040
• − Property taxes: −$4,563
• − Insurance: −$1,521
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − HOA: −$480
• − Depreciation: −$8,849
• Taxable loss: −$6,668
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $144/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 · 3 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with good exterior and interior walls. Landscaping and painting would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers or renters.
• Both Painting — Fresh paint can refresh the home's appearance and make it more appealing to buyers or renters.
• Both HVAC maintenance — Regular HVAC maintenance ensures the system is running efficiently and can prevent costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Both Painting — Fresh paint can refresh the home's appearance and make it more appealing to buyers or renters. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures the system is running efficiently and can prevent costly repairs. ↑

ⓘ 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