201 Adry Ln · Youngsville, LA 70592

$249,000

3 bd · 2.0 ba · 1,385 sqft · SingleFamily · 122 Days on market

Built 2023 Good condition 5,227 sqft lot $180/sqft · at area comps Est $260k · at est.

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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 +16.4/30.0
• ARV discount +9.5/15.0
• DSCR +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifully maintained 3-bedroom, 2-bath home that's only three years old and offers the perfect blend of modern comfort and peace of mind. This newer construction home features a functional layout ideal for everyday living and entertaining, with stylish finishes and low-maintenance appeal. Enjoy the added freedom of no HOA restrictions along with the security of being located outside the flood zone. Conveniently situated near local shopping, dining, and top-rated schools, this property is a fantastic opportunity for buyers seeking a move-in-ready home in one of Acadiana's most desirable areas.

Key facts

• Near local shopping
• Near dining
• Newer construction

Tags

• NEWER CONSTRUCTION
• NO HOA RESTRICTIONS
• OUTSIDE THE FLOOD ZONE
• NEAR LOCAL SHOPPING
• NEAR DINING
• TOP-RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $217k (12.9% below list).
• Recommended offer: $217k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 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 $7k 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 122 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

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 $216,777 (12.9% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $260,459
• List price: $249,000
• Delta: -4.40%
• 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
214 Adry Ln	0.07mi	3/2.0	1,357 (-2%)	0mo	$225,000	$166	93
315 Adry Ln	0.19mi	3/2.0	1,356 (-2%)	6mo	$218,000	$161	83
520 Braxton Dr	0.20mi	3/2.0	1,465 (+6%)	1mo	$245,000	$167	80
204 Anza Dr	0.14mi	3/2.0	1,523 (+10%)	1mo	$235,000	$154	76
509 Braxton Dr	0.23mi	3/2.0	1,522 (+10%)	2mo	$241,000	$158	71
512 Braxton Dr	0.25mi	3/2.0	1,556 (+12%)	7mo	$239,300	$154	62
408 Braxton Dr	0.33mi	3/2.0	1,260 (-9%)	10mo	$205,000	$163	62
316 Adry Ln	0.19mi	3/2.0	1,590 (+15%)	7mo	$237,500	$149	61
101 Cebby Ln	0.47mi	3/2.0	1,532 (+11%)	3mo	$250,000	$163	58
103 Cebby Ln	0.47mi	3/2.0	1,577 (+14%)	9mo	$252,000	$160	48
114 Fearless Ave	0.72mi	3/2.0	1,522 (+10%)	3mo	$252,400	$166	47
302 Yellowfin Ln	0.68mi	3/2.0	1,522 (+10%)	7mo	$252,540	$166	46

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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-34,280
• Equity at exit: $37,127

10-year hold

• IRR: -7.2%
• Equity multiple: 0.57×
• Total profit: $-30,064
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,168 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $142

Break-even live

Break-even rent $1,988

Max offer price $249,000

Occupancy floor 88%

Sensitivity live

Price	-10% $283	-5% $212	+0% $142	+5% $71	+10% $1
Rent	-10% $-29	-5% $56	+0% $142	+5% $227	+10% $313
Rate	-1.0pp $267	-0.5pp $205	base $142	+0.5pp $77	+1.0pp $12

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	1.40mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	44d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $249,000 Active 122 DOM
2. 2026-06-17
   days on market $249,000 Active 121 DOM
3. 2026-06-16
   days on market $249,000 Active 120 DOM
4. 2026-06-15
   days on market $249,000 Active 119 DOM
5. 2026-06-14
   days on market $249,000 Active 117 DOM
6. 2026-06-13
   days on market $249,000 Active 116 DOM
7. 2026-06-10
   days on market $249,000 Active 114 DOM
8. 2026-06-09
   days on market $249,000 Active 113 DOM
9. 2026-06-08
   days on market $249,000 Active 112 DOM
10. 2026-06-07
    days on market $249,000 Active 111 DOM
11. 2026-06-05
    days on market $249,000 Active 108 DOM
12. 2026-06-03
    days on market $249,000 Active 107 DOM
13. 2026-06-02
    days on market $249,000 Active 106 DOM
14. 2026-06-01
    days on market $249,000 Active 105 DOM
15. 2026-05-31
    days on market $249,000 Active 104 DOM
16. 2026-05-30
    days on market $249,000 Active 103 DOM
17. 2026-03-17
    price $249,000 603-char remark

    Show marketing remark (603 chars)

    A beautifully maintained 3-bedroom, 2-bath home that's only three years old and offers the perfect blend of modern comfort and peace of mind. This newer construction home features a functional layout ideal for everyday living and entertaining, with stylish finishes and low-maintenance appeal. Enjoy the added freedom of no HOA restrictions along with the security of being located outside the flood zone. Conveniently situated near local shopping, dining, and top-rated schools, this property is a fantastic opportunity for buyers seeking a move-in-ready home in one of Acadiana's most desirable areas.

18. 2026-02-16
    listed $255,000 Active 603-char remark

    Show marketing remark (603 chars)

    A beautifully maintained 3-bedroom, 2-bath home that's only three years old and offers the perfect blend of modern comfort and peace of mind. This newer construction home features a functional layout ideal for everyday living and entertaining, with stylish finishes and low-maintenance appeal. Enjoy the added freedom of no HOA restrictions along with the security of being located outside the flood zone. Conveniently situated near local shopping, dining, and top-rated schools, this property is a fantastic opportunity for buyers seeking a move-in-ready home in one of Acadiana's most desirable areas.

19. 2023-09-18
    soldstatus $238,900 Sold 516-char remark

    Show marketing remark (516 chars)

    *Receive up to $5,000 in Incentives on this MOVE IN READY New Construction home in Guillot Village Phase II! The Jacques Heritage floorplan offers 3 bedrooms and 2 full baths. Kitchen includes freestanding electric range with stainless appliances, drop in kitchen sink, granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring throughout the home. Exterior of the home has landscaping and hydromulch at the front. **Ask us how you can save money by using our Preferred Lender and Title.

20. 2023-08-01
    status Pending 516-char remark

    Show marketing remark (516 chars)

    *Receive up to $5,000 in Incentives on this MOVE IN READY New Construction home in Guillot Village Phase II! The Jacques Heritage floorplan offers 3 bedrooms and 2 full baths. Kitchen includes freestanding electric range with stainless appliances, drop in kitchen sink, granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring throughout the home. Exterior of the home has landscaping and hydromulch at the front. **Ask us how you can save money by using our Preferred Lender and Title.

21. 2023-04-12
    listed $238,900 Active 516-char remark

    Show marketing remark (516 chars)

    *Receive up to $5,000 in Incentives on this MOVE IN READY New Construction home in Guillot Village Phase II! The Jacques Heritage floorplan offers 3 bedrooms and 2 full baths. Kitchen includes freestanding electric range with stainless appliances, drop in kitchen sink, granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring throughout the home. Exterior of the home has landscaping and hydromulch at the front. **Ask us how you can save money by using our Preferred Lender and Title.

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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: $26,013
• − Mortgage interest: −$13,948
• − Property taxes: −$1,934
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$7,244
• Taxable loss: −$2,519
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $2,307/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready home offers a good condition with modern finishes and low-maintenance appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both upgrading appliances — improves functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both upgrading appliances — improves functionality and appeal ↑

ⓘ 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

+4.2% since first listed

5 events — show timeline

• 2026-03-17 Price Changed $249,000 AcadianaMLS
• 2026-02-16 Listed $255,000 AcadianaMLS
• 2023-09-18 Sold (MLS) $238,900 AcadianaMLS
• 2023-08-01 Pending — AcadianaMLS
• 2023-04-12 Listed $238,900 AcadianaMLS

Property tax history

+73.3%/yr

Latest (2025): $1,934 · -1.3% YoY. Source: county tax records.