311 Valcour Pl · Youngsville, LA 70592

$300,000

4 bd · 3.0 ba · 2,422 sqft · SingleFamily public records · 3 Days on market

Built 2020 6,534 sqft lot Est $492k · 39% under $30/mo HOA · 1% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*SOLD BEFORE LISTED* Brand NEW Construction built by DSLD HOMES!The Canna III B offers a 2 story open flowing floor plan.This home includes upgraded granite counters/fireplace surround, stainless appliances with a gas range, framed mirrors, luxury vinyl plank floors in kitchen, dining, all wet areas & living room + more!Special features include: undermount sinks, decorative fireplace, beautiful birch cabinets, garden tub and separate shower in master bath, bronze plumbing fixtures, ceiling fans in living room and master bedroom, tankless gas water heater, energy efficient low E tilt-in windows, fully sodded yard and more!

Key facts

• Decorative fireplace
• Undermount sinks
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• UNDERMOUNT SINKS
• DECORATIVE FIREPLACE
• BIRCH CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association with management; Association fee $360 annually; Community pool; Playground

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Garage
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Paved road frontage; Residential zoning
• Construction: Brick veneer, stucco, and frame construction; Composition roof
• Exterior features: Exterior lighting; Covered and open patios/porches; Privacy wood fencing (full)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove (convection)
• Bedrooms: Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Carpet; Vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central air conditioning
• Interior features: High ceilings; Crown molding; Kitchen island; Separate shower; Varied ceiling heights; Walk-in closet(s); Dining room; Kitchen; Living room; Granite counters; Gas log ventless fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-78 ($-941/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.2% below list).
• Recommended offer: $236k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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); 682 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 30% 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $244k; 23% 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 $236,419 (21.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $491,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Forest Grove Dr	0.21mi	4/2.5	2,460 (+2%)	1mo	$275,000	$112	85
208 Cautillion Dr	0.26mi	4/2.5	2,460 (+2%)	4mo	$295,000	$120	80
123 Chemet Rd	0.38mi	4/3.0	2,491 (+3%)	2mo	$365,000	$147	76
102 Sugar Crest Dr	0.07mi	5/3.0 (+1)	2,720 (+12%)	0mo	$340,000	$125	71
208 Buenos Aires Ave	0.55mi	4/3.0	2,372 (-2%)	0mo	$499,899	$211	71
101 Chemet Rd	0.48mi	4/3.0	2,349 (-3%)	3mo	$345,000	$147	70
127 Cape Town Ave	0.52mi	4/3.0	2,270 (-6%)	1mo	$475,000	$209	64
206 Amsterdam Ave	0.62mi	4/3.5	2,479 (+2%)	2mo	$515,632	$208	63
110 Bruges Ln	0.58mi	4/3.0	2,244 (-7%)	2mo	$465,500	$207	59
214 Amsterdam Ave	0.62mi	4/3.0	2,205 (-9%)	4mo	$447,500	$203	53
102 Amsterdam Ave	0.63mi	4/2.5	2,179 (-10%)	2mo	$468,484	$215	50
204 Amsterdam Ave	0.64mi	4/3.0	2,119 (-12%)	1mo	$420,000	$198	48

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-56,819
• Equity at exit: $44,731

10-year hold

• IRR: -15.3%
• Equity multiple: 0.18×
• Total profit: $-68,736
• Equity at exit: $25,939

Cash invested: $84,000 (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: 682
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$125
• HOA: −$30
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-78

Break-even live

Break-even rent $2,463

Max offer price $286,146

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $6	+0% $-78	+5% $-163	+10% $-248
Rent	-10% $-265	-5% $-172	+0% $-78	+5% $15	+10% $108
Rate	-1.0pp $73	-0.5pp $-2	base $-78	+0.5pp $-156	+1.0pp $-235

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	14d	1	0.19mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	22d	1	0.49mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	45d	1	1.37mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	22d	1	1.43mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	45d	1	1.44mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	45d	1	1.47mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	45d	1	1.47mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	45d	1	1.47mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: watergas

Listing history 4 events

1. 2026-06-13
   statusdays on market $300,000 Pending 3 DOM
2. 2026-06-10
   days on market $300,000 Active 2 DOM
3. 2026-06-09
   remarks 699-char remark
4. 2026-06-09
   listed $300,000 Active 1 DOM

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $28,370
• − Mortgage interest: −$16,805
• − Property taxes: −$2,615
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$360
• − Depreciation: −$8,727
• Taxable loss: −$6,176
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $541/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

+23.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $300,000 AcadianaMLS
• 2020-09-22 Sold (MLS) $243,840 AcadianaMLS
• 2020-09-04 Listed $243,840 AcadianaMLS

Property tax history

+37.6%/yr

Latest (2025): $2,615 · -1.2% YoY. Source: county tax records.