112 Tall Oaks Ln · Youngsville, LA 70592

$252,000

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 43 Days on market

Built 2013 6,098 sqft lot Est $234k · 8% over $25/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 +13.2/30.0
• ARV discount +4.1/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one you have been waiting for!! 112 Tall Oak is a very well maintained home with a great open floor plan and many new updates. Walk inside and you cant help but notice the tall ceilings, tons of natural light, new wood laminate floors, beautiful granite counter tops, and hard wood cabinets. Inside you will also find a great desk/office space, large laundry room, vaulted ceilings in the kitchen and dining areas, and tray ceilings in the master. Home also features a great gas burning fire place and gas oven. Outside you will find a great outdoor space perfect for entertaining. Need more parking? This home has you covered with a concrete drive poured on the side of home leading to the double gate back yard access. Be sure and schedule your showing today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2013

Property features AI

Finance

• Other: Property listed in a community with acreage
• HOA & community: Annual association fee of $300; Association covers accounting, grounds maintenance, insurance, and legal; Association provides management

Exterior

• Parking: 2-car garage (covered)
• Utilities: Electric service: SLECA
• Home design: Single family residence; City street frontage
• Construction: Brick veneer, HardiPlank type, stucco and frame construction
• Exterior features: Covered and open porch; Lighting; Pond within walking distance; Full wood fencing with gate

Interior

• Kitchen: Microwave; Refrigerator; Granite counters
• Flooring: Carpet; Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Fireplace: One fireplace with gas log
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Granite counters; Double pane windows; Lighting
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (19.4% below list).
• Recommended offer: $203k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 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); 684 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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

• It's been on market 43 days — a 3% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $197k; 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,117 (19.4% 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 43 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $234,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Tall Oaks Ln	0.00mi	3/2.0	1,578 (-2%)	1mo	$227,000	$144	96
206 Oak Hill Ln	0.05mi	3/2.0	1,579 (-2%)	3mo	$192,500	$122	92
307 Oak Hill Ln	0.18mi	3/2.0	1,655 (+2%)	3mo	$239,000	$144	85
207 Mintmere Ln	0.44mi	3/2.0	1,564 (-3%)	4mo	$248,000	$159	71
238 Jagged Grove Ln	0.60mi	3/2.0	1,605 (-1%)	4mo	$305,000	$190	67
321 Valcour Pl	0.61mi	3/2.0	1,642 (+2%)	3mo	$238,000	$145	66
202 Valcour Pl	0.51mi	3/2.0	1,740 (+8%)	4mo	$245,000	$141	59
504 Beacon Dr	0.71mi	4/2.0 (+1)	1,638 (+1%)	2mo	$275,000	$168	58
107 Hidden Hills Dr	0.71mi	3/2.0	1,495 (-7%)	4mo	$225,000	$151	52
404 Cautillion Dr	0.41mi	4/2.0 (+1)	1,831 (+13%)	3mo	$245,000	$134	51
202 Clay Ridge Dr	0.65mi	3/2.0	1,401 (-13%)	3mo	$232,000	$166	45
303 Valcour Pl	0.53mi	4/2.5 (+1)	1,851 (+15%)	1mo	$266,000	$144	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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-43,869
• Equity at exit: $37,574

10-year hold

• IRR: -12.7%
• Equity multiple: 0.30×
• Total profit: $-49,615
• Equity at exit: $21,788

Cash invested: $70,560 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,322
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$105
• HOA: −$25
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-4

Break-even live

Break-even rent $2,036

Max offer price $251,277

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $67	+0% $-4	+5% $-75	+10% $-147
Rent	-10% $-165	-5% $-84	+0% $-4	+5% $76	+10% $156
Rate	-1.0pp $123	-0.5pp $60	base $-4	+0.5pp $-69	+1.0pp $-136

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	23d	1	0.24mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	15d	1	0.37mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	45d	1	0.44mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	15d	1	0.56mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	45d	1	0.81mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	45d	1	0.86mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	45d	1	0.90mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	23d	1	0.94mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	45d	1	0.95mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	45d	1	0.95mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	45d	1	0.95mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	45d	1	0.95mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	45d	1	0.95mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	45d	1	0.95mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	23d	1	0.96mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	45d	1	0.98mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	1.08mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	45d	1	1.10mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	15d	1	1.17mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 11 events

1. 2026-05-21
   status Pending
2. 2026-05-01
   historical Contingent (Show)
3. 2026-04-08
   listed $252,000 Active
4. 2020-04-17
   soldstatus $197,000 791-char remark

   Show marketing remark (791 chars)

   This is the one you have been waiting for!! 112 Tall Oak is a very well maintained home with a great open floor plan and many new updates. Walk inside and you cant help but notice the tall ceilings, tons of natural light, new wood laminate floors, beautiful granite counter tops, and hard wood cabinets. Inside you will also find a great desk/office space, large laundry room, vaulted ceilings in the kitchen and dining areas, and tray ceilings in the master. Home also features a great gas burning fire place and gas oven. Outside you will find a great outdoor space perfect for entertaining. Need more parking? This home has you covered with a concrete drive poured on the side of home leading to the double gate back yard access. Be sure and schedule your showing today!

5. 2020-04-17
   soldstatus $197,000

   Show marketing remark (791 chars)

   This is the one you have been waiting for!! 112 Tall Oak is a very well maintained home with a great open floor plan and many new updates. Walk inside and you cant help but notice the tall ceilings, tons of natural light, new wood laminate floors, beautiful granite counter tops, and hard wood cabinets. Inside you will also find a great desk/office space, large laundry room, vaulted ceilings in the kitchen and dining areas, and tray ceilings in the master. Home also features a great gas burning fire place and gas oven. Outside you will find a great outdoor space perfect for entertaining. Need more parking? This home has you covered with a concrete drive poured on the side of home leading to the double gate back yard access. Be sure and schedule your showing today!

6. 2020-02-17
   listed $199,500 791-char remark

   Show marketing remark (791 chars)

   This is the one you have been waiting for!! 112 Tall Oak is a very well maintained home with a great open floor plan and many new updates. Walk inside and you cant help but notice the tall ceilings, tons of natural light, new wood laminate floors, beautiful granite counter tops, and hard wood cabinets. Inside you will also find a great desk/office space, large laundry room, vaulted ceilings in the kitchen and dining areas, and tray ceilings in the master. Home also features a great gas burning fire place and gas oven. Outside you will find a great outdoor space perfect for entertaining. Need more parking? This home has you covered with a concrete drive poured on the side of home leading to the double gate back yard access. Be sure and schedule your showing today!

7. 2013-03-07
   soldstatus $186,300 562-char remark

   Show marketing remark (562 chars)

   Under construction but sheetrock is all in and trim-out is underway. Unique ceiling and window trim for this price range. Kitchen/dining will have a barn ceiling, custom cabinets and granite counter top. Open plan with kitchen/dining/den. Ventless gas fireplace. It is in the stage where a buyer may be able to select colors. Nice size patio plus a very nice feature added is concrete slab to side of garage for additional car parking. Builder will pay $4500 in closing cost if full price contract and if buyer uses builders preferred closing attorney or lender.

8. 2012-11-08
   listed $186,300 562-char remark

   Show marketing remark (562 chars)

   Under construction but sheetrock is all in and trim-out is underway. Unique ceiling and window trim for this price range. Kitchen/dining will have a barn ceiling, custom cabinets and granite counter top. Open plan with kitchen/dining/den. Ventless gas fireplace. It is in the stage where a buyer may be able to select colors. Nice size patio plus a very nice feature added is concrete slab to side of garage for additional car parking. Builder will pay $4500 in closing cost if full price contract and if buyer uses builders preferred closing attorney or lender.

9. 2010-07-06
   listed $24,800
10. 2008-12-01
    listed $24,800
11. 2007-06-13
    listed $29,800

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/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 · 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: $24,374
• − Mortgage interest: −$14,116
• − Property taxes: −$1,886
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − HOA: −$300
• − Depreciation: −$7,331
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $1,011/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

+745.6% since first listed

11 events — show timeline

• 2026-05-21 Pending — AcadianaMLS
• 2026-05-01 Contingent — AcadianaMLS
• 2026-04-08 Listed $252,000 AcadianaMLS
• 2020-04-17 Sold (Public Records) $197,000 Public Records
• 2020-04-17 Sold (MLS) $197,000 AcadianaMLS
• 2020-02-17 Listed $199,500 AcadianaMLS
• 2013-03-07 Sold (MLS) $186,300 AcadianaMLS
• 2012-11-08 Listed $186,300 AcadianaMLS
• 2010-07-06 Listed $24,800 AcadianaMLS
• 2008-12-01 Listed $24,800 AcadianaMLS
• 2007-06-13 Listed $29,800 AcadianaMLS

Property tax history

+18.6%/yr

Latest (2025): $1,886 · -1.2% YoY. Source: county tax records.