306 Adry Ln · Youngsville, LA 70592

$269,000

4 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 1 Days on market

Built 2020 Good condition 5,227 sqft lot $145/sqft · at area comps Est $256k · 5% over

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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 +14.0/30.0
• ARV discount +5.2/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4 bedroom, 2 bath home in the desirable Guillotte Village subdivision. Built by Manual Builders just five years ago, this 1,786 sq. ft. home features an inviting open floor plan filled with natural light and modern updates throughout. The heart of the home is the spacious kitchen with granite countertops, ample cabinetry, and a seamless flow into the living and dining areas perfect for everyday living and entertaining. Updated flooring in the main living spaces adds to the fresh, move-in ready feel. The private primary suite offers a generous retreat with a spa-like bathroom featuring dual sinks, a soaking tub, separate stand-up shower, and a large walk-in closet. The additional bedrooms are comfortably sized, ideal for family, guests, or a home office. Step outside to enjoy a fenced backyard with plenty of space to relax or play, plus a storage shed that's perfect for lawn equipment or a workshop for projects. This home is the complete package; modern, well-cared-for, and conveniently located. Don't miss your chance to make it yours. Schedule your private showing today!

Key facts

• Covered back patio
• Granite countertops
• Walk in pantry

Tags

• OPEN CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• WALK IN PANTRY
• COVERED BACK PATIO
• ENERGY EFFICIENT CONSTRUCTION
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $37 ($441/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 $216k (19.6% below list).
• Recommended offer: $216k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; 28% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,194 (19.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $255,783
• List price: $269,000
• Delta: 7.51%
• 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
318 Adry Ln	0.06mi	4/2.0	1,684 (-9%)	1mo	$260,000	$154	81
306 Afterglow Ln	0.42mi	4/2.0	1,858 (0%)	4mo	$276,815	$149	77
204 Mastermind Blvd	0.52mi	4/2.0	1,858 (0%)	2mo	$272,650	$147	74
209 Adry Ln	0.12mi	3/2.0 (-1)	1,618 (-13%)	1mo	$260,000	$161	67
208 Mastermind Blvd	0.53mi	3/2.0 (-1)	1,825 (-2%)	1mo	$269,370	$148	66
104 Mastermind Blvd	0.50mi	3/2.0 (-1)	1,825 (-2%)	4mo	$268,699	$147	65
202 Mastermind Blvd	0.56mi	3/2.0 (-1)	1,825 (-2%)	2mo	$268,615	$147	64
300 Afterglow Ln	0.46mi	3/2.0 (-1)	1,689 (-9%)	3mo	$259,620	$154	56
300 Mastermind Blvd	0.53mi	3/2.0 (-1)	1,689 (-9%)	1mo	$259,440	$154	54
108 Mastermind Blvd	0.52mi	3/2.0 (-1)	1,689 (-9%)	2mo	$259,440	$154	54
306 Mastermind Blvd	0.54mi	4/3.0	2,072 (+12%)	0mo	$287,305	$139	51
206 Mastermind Blvd	0.54mi	4/3.0	2,072 (+12%)	1mo	$293,682	$142	50

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-44,231
• Equity at exit: $40,109

10-year hold

• IRR: -11.1%
• Equity multiple: 0.37×
• Total profit: $-47,412
• Equity at exit: $23,258

Cash invested: $75,320 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $37

Break-even live

Break-even rent $2,115

Max offer price $269,000

Occupancy floor 93%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	43d	1	1.20mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	43d	1	1.30mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	1.37mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	43d	1	1.48mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	13d	1	1.50mi

Listing history 8 events

1. 2026-06-18
   pricedays on marketlisting id $269,000 Active 1 DOM
2. 2026-06-01
   days on market $275,000 Active 249 DOM
3. 2026-05-31
   days on market $275,000 Active 248 DOM
4. 2026-05-30
   days on market $275,000 Active 247 DOM
5. 2025-12-13
   price $275,000 1126-char remark

   Show marketing remark (1126 chars)

   Welcome to this beautifully maintained 4 bedroom, 2 bath home in the desirable Guillotte Village subdivision. Built by Manual Builders just five years ago, this 1,786 sq. ft. home features an inviting open floor plan filled with natural light and modern updates throughout. The heart of the home is the spacious kitchen with granite countertops, ample cabinetry, and a seamless flow into the living and dining areas perfect for everyday living and entertaining. Updated flooring in the main living spaces adds to the fresh, move-in ready feel. The private primary suite offers a generous retreat with a spa-like bathroom featuring dual sinks, a soaking tub, separate stand-up shower, and a large walk-in closet. The additional bedrooms are comfortably sized, ideal for family, guests, or a home office. Step outside to enjoy a fenced backyard with plenty of space to relax or play, plus a storage shed that's perfect for lawn equipment or a workshop for projects. This home is the complete package; modern, well-cared-for, and conveniently located. Don't miss your chance to make it yours. Schedule your private showing today!

6. 2025-09-25
   listed $285,000 Active 1126-char remark

   Show marketing remark (1126 chars)

   Welcome to this beautifully maintained 4 bedroom, 2 bath home in the desirable Guillotte Village subdivision. Built by Manual Builders just five years ago, this 1,786 sq. ft. home features an inviting open floor plan filled with natural light and modern updates throughout. The heart of the home is the spacious kitchen with granite countertops, ample cabinetry, and a seamless flow into the living and dining areas perfect for everyday living and entertaining. Updated flooring in the main living spaces adds to the fresh, move-in ready feel. The private primary suite offers a generous retreat with a spa-like bathroom featuring dual sinks, a soaking tub, separate stand-up shower, and a large walk-in closet. The additional bedrooms are comfortably sized, ideal for family, guests, or a home office. Step outside to enjoy a fenced backyard with plenty of space to relax or play, plus a storage shed that's perfect for lawn equipment or a workshop for projects. This home is the complete package; modern, well-cared-for, and conveniently located. Don't miss your chance to make it yours. Schedule your private showing today!

7. 2020-10-30
   soldstatus $210,000 714-char remark

   Show marketing remark (714 chars)

   NEW CONSTRUCTION IN GUILLOT VILLAGE PHASE II! The Landry Heritage I floorplan offers 4 bedrooms and 2 baths with an open layout. Kitchen includes custom wood cabinets, custom backsplash, electric range/ stainless appliances, 3cm granite and an under mount sink. Wood laminate, tile and carpet flooring throughout. Crown molding through and custom picked exterior and interior color palettes. Exterior of home includes a hydromulch yard and landscaping at the front of the home. *Ask us how you can save money towards your closing costs by using our Preferred Lender & Title!* (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change. )

8. 2020-05-27
   listed $210,000 714-char remark

   Show marketing remark (714 chars)

   NEW CONSTRUCTION IN GUILLOT VILLAGE PHASE II! The Landry Heritage I floorplan offers 4 bedrooms and 2 baths with an open layout. Kitchen includes custom wood cabinets, custom backsplash, electric range/ stainless appliances, 3cm granite and an under mount sink. Wood laminate, tile and carpet flooring throughout. Crown molding through and custom picked exterior and interior color palettes. Exterior of home includes a hydromulch yard and landscaping at the front of the home. *Ask us how you can save money towards your closing costs by using our Preferred Lender & Title!* (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change. )

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 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 · 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: $25,943
• − Mortgage interest: −$15,068
• − Property taxes: −$1,781
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$7,825
• Taxable loss: −$4,228
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $1,455/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home in Guillotte Village features modern updates and a fresh, updated look. The exterior and interior are in good condition, with minor touch-ups needed for optimal curb appeal.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale paint trim — improves home's appearance
• Both landscape — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale paint trim — improves home's appearance ↑
• Both landscape — enhances curb appeal and adds value ↑

ⓘ 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

• 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

+31.0% since first listed

4 events — show timeline

• 2025-12-13 Price Changed $275,000 AcadianaMLS
• 2025-09-25 Listed $285,000 AcadianaMLS
• 2020-10-30 Sold (MLS) $210,000 AcadianaMLS
• 2020-05-27 Listed $210,000 AcadianaMLS

Property tax history

+48.4%/yr

Latest (2025): $1,781 · -1.3% YoY. Source: county tax records.