Preston V G - Garden Lot Plan · Youngsville, LA 70592

$231,990

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 506 Days on market

Fair condition

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

Key facts

• Upgraded cabinetry
• Under mount sinks
• 2 garage spots

Tags

• ENERGY EFFICIENT HOMES
• FOUR SIDED BRICK EXTERIORS
• SOLID SURFACE COUNTERTOPS
• UNDER MOUNT SINKS
• UPGRADED CABINETRY
• BLACK MATTE PLUMBING FIXTURES

🏗️ New construction. The $231,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,328.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-55 ($-662/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (4.8% below list).
• Recommended offer: $204k (12.0% below list) — sets the bar for market timing.
• 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: 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 $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 506 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,151 (12.0% 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 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $260,328
• List price: $231,990
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Tatum Ln	0.15mi	3/2.0	1,456 (-0%)	1mo	$230,000	$158	92
227 Tatum Ln	0.15mi	3/2.0	1,463 (0%)	4mo	$233,025	$159	90
145 Ridley Ln	0.03mi	4/2.0 (+1)	1,581 (+8%)	3mo	$256,663	$162	78
141 Ridley Ln	0.03mi	3/2.0	1,656 (+13%)	5mo	$251,990	$152	72
219 Tatum Ln	0.17mi	3/2.0	1,629 (+11%)	1mo	$241,448	$148	72
214 Tatum Ln	0.21mi	4/2.0 (+1)	1,568 (+7%)	2mo	$241,367	$154	72
139 Ridley Ln	0.04mi	3/2.0	1,656 (+13%)	7mo	$260,095	$157	70
234 Tatum Ln	0.18mi	4/2.0 (+1)	1,568 (+7%)	5mo	$238,358	$152	70
135 Ridley Ln	0.05mi	3/2.0	1,656 (+13%)	7mo	$260,365	$157	70
118 Ridley Ln	0.13mi	3/2.0	1,642 (+12%)	5mo	$256,679	$156	70
221 Tatum Ln	0.17mi	3/2.0	1,629 (+11%)	6mo	$244,916	$150	68
210 Tatum Ln	0.22mi	3/2.0	1,659 (+13%)	1mo	$250,752	$151	67

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-48,624
• Equity at exit: $38,816

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-58,547
• Equity at exit: $22,508

Cash invested: $72,892 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,905/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-55

Break-even live

Break-even rent $2,277

Max offer price $252,343

Occupancy floor 98%

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: $65,082
• Closing costs: $7,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Ridley Ln Youngsville, LA	3.0	2.0	1656	$2,000	$1.21	13d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	13d	32	0.31mi

Listing history 18 events

1. 2026-06-18
   days on market $231,990 Active 506 DOM
2. 2026-06-17
   days on market $231,990 Active 505 DOM
3. 2026-06-16
   days on market $231,990 Active 504 DOM
4. 2026-06-15
   days on market $231,990 Active 503 DOM
5. 2026-06-14
   days on market $231,990 Active 501 DOM
6. 2026-06-13
   days on market $231,990 Active 500 DOM
7. 2026-06-10
   days on market $231,990 Active 498 DOM
8. 2026-06-09
   days on market $231,990 Active 497 DOM
9. 2026-06-08
   days on market $231,990 Active 496 DOM
10. 2026-06-07
    days on market $231,990 Active 495 DOM
11. 2026-06-05
    days on market $231,990 Active 492 DOM
12. 2026-06-03
    days on market $231,990 Active 491 DOM
13. 2026-06-02
    days on market $231,990 Active 490 DOM
14. 2026-06-01
    days on market $231,990 Active 489 DOM
15. 2026-05-31
    days on market $231,990 Active 488 DOM
16. 2026-05-30
    days on market $231,990 Active 487 DOM
17. 2026-03-23
    price $231,990 198-char remark

    Show marketing remark (198 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

18. 2025-01-28
    listed $226,990 Active 198-char remark

    Show marketing remark (198 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

ⓘ 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: $26,489
• − Mortgage interest: −$14,582
• − Property taxes: −$3,905
• − Insurance: −$1,302
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,573
• Taxable loss: −$5,111
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $564/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 Moderate rehab

The home requires moderate repairs and maintenance, particularly to the exterior and landscaping, to improve its resale and rental value.

Repairs flagged

• Major Exterior paint — Weathered brick and siding
• Minor Landscaping — Sparse landscaping

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal
• Rental Landscaping — Well-maintained landscaping can attract renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Weathered brick and siding	Major	$15,000–50,000
Landscaping · Sparse landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve curb appeal ↑
• Rental Landscaping — Well-maintained landscaping can attract renters ↑

ⓘ 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

Price history

+2.2% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $231,990 Zillow
• 2025-01-28 Listed $226,990 Zillow