Quintessa III A Plan · Youngsville, LA 70592

$265,990

4 bd · 2.5 ba · 1,764 sqft · SingleFamily · 654 Days on market

Excellent 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 +15.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Quintessa III A an expertly designed 1,764 sq ft New Construction home by DSLD Homes that blends modern convenience, thoughtful design, and long-term efficiency. As part of DSLD's collection of Energy Star Certified New Homes, this plan offers exceptional comfort, durability, and value for today's homeowners. The heart of the Quintessa III A is its spacious open floor plan, providing seamless flow between the living room, kitchen, and dining areas. Whether you're entertaining guests or enjoying daily family life, this open layout creates the perfect environment for connection and comfort. The kitchen and dining spaces are beautifully enhanced with recessed canned lighting, offering bright, clean illumination that highlights the home's inviting atmosphere. Designed with flexibility in mind, this home features four bedrooms and two and a half bathrooms, making it ideal for families, guests, or multifunctional spaces like a home office or hobby room. The primary suite delivers everyday luxury with a double master vanity, soothing master garden tub, separate walk-in shower, and a spacious walk-in master closet, giving you all the comfort you need in your own private retreat. The exterior showcases a stunning combination of brick and stucco, creating timeless curb appeal and dependable durability. A covered patio extends your living space outdoors, offering a great setting for relaxing, grilling, or enjoying your morning coffee. Practical features like the boot b

Key facts

• Covered patios
• Wood floors
• Led lighting

Tags

• ENERGY STAR RATED HOMES
• 4 SIDED BRICK HOMES
• GRANITE COUNTERTOPS
• WOOD FLOORS
• LED LIGHTING
• COVERED PATIOS

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $264,888.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $81 ($973/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 $242k (9.0% below list).
• Recommended offer: $234k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 684 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).
• This rent runs 31% 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 $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 654 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $234,071 (12.0% below list)

Questions for the listing agent

1. It's been on market 654 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $264,888
• List price: $265,990
• Delta: 0.42%
• 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
145 Ridley Ln	0.03mi	4/2.0	1,581 (-10%)	3mo	$256,663	$162	77
141 Ridley Ln	0.03mi	3/2.0 (-1)	1,656 (-6%)	5mo	$251,990	$152	77
139 Ridley Ln	0.04mi	3/2.0 (-1)	1,656 (-6%)	7mo	$260,095	$157	75
135 Ridley Ln	0.05mi	3/2.0 (-1)	1,656 (-6%)	7mo	$260,365	$157	74
210 Tatum Ln	0.22mi	3/2.0 (-1)	1,659 (-6%)	1mo	$250,752	$151	72
118 Ridley Ln	0.13mi	3/2.0 (-1)	1,642 (-7%)	5mo	$256,679	$156	71
219 Tatum Ln	0.17mi	3/2.0 (-1)	1,629 (-8%)	2mo	$241,448	$148	71
214 Tatum Ln	0.21mi	4/2.0	1,568 (-11%)	2mo	$241,367	$154	68
221 Tatum Ln	0.17mi	3/2.0 (-1)	1,629 (-8%)	6mo	$244,916	$150	67
234 Tatum Ln	0.18mi	4/2.0	1,568 (-11%)	6mo	$238,358	$152	67
225 Tatum Ln	0.16mi	4/2.0	1,568 (-11%)	8mo	$240,387	$153	66
104 Ridley Ln	0.13mi	4/2.0	2,025 (+15%)	8mo	$297,990	$147	60

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-40,966
• Equity at exit: $39,496

10-year hold

• IRR: -9.8%
• Equity multiple: 0.44×
• Total profit: $-41,828
• Equity at exit: $22,903

Cash invested: $74,169 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,973/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $81

Break-even live

Break-even rent $2,317

Max offer price $264,888

Occupancy floor 92%

Sensitivity live

Price	-10% $264	-5% $173	+0% $81	+5% $-10	+10% $-102
Rent	-10% $-110	-5% $-15	+0% $81	+5% $177	+10% $272
Rate	-1.0pp $214	-0.5pp $148	base $81	+0.5pp $12	+1.0pp $-57

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: $66,222
• Closing costs: $7,947
• 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	15d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	15d	32	0.31mi

Listing history 22 events

1. 2026-06-21
   days on market $265,990 Active 654 DOM
2. 2026-06-18
   days on market $265,990 Active 651 DOM
3. 2026-06-17
   days on market $265,990 Active 650 DOM
4. 2026-06-16
   days on market $265,990 Active 649 DOM
5. 2026-06-15
   days on market $265,990 Active 648 DOM
6. 2026-06-14
   days on market $265,990 Active 646 DOM
7. 2026-06-13
   days on market $265,990 Active 645 DOM
8. 2026-06-10
   days on market $265,990 Active 643 DOM
9. 2026-06-09
   days on market $265,990 Active 642 DOM
10. 2026-06-08
    days on market $265,990 Active 641 DOM
11. 2026-06-07
    days on market $265,990 Active 640 DOM
12. 2026-06-05
    days on market $265,990 Active 637 DOM
13. 2026-06-03
    days on market $265,990 Active 636 DOM
14. 2026-06-02
    days on market $265,990 Active 635 DOM
15. 2026-06-01
    days on market $265,990 Active 634 DOM
16. 2026-05-31
    days on market $265,990 Active 633 DOM
17. 2026-05-30
    days on market $265,990 Active 632 DOM
18. 2025-05-02
    status Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to the Quintessa III A an expertly designed 1,764 sq ft New Construction home by DSLD Homes that blends modern convenience, thoughtful design, and long-term efficiency. As part of DSLD's collection of Energy Star Certified New Homes, this plan offers exceptional comfort, durability, and value for today's homeowners. The heart of the Quintessa III A is its spacious open floor plan, providing seamless flow between the living room, kitchen, and dining areas. Whether you're entertaining guests or enjoying daily family life, this open layout creates the perfect environment for connection and comfort. The kitchen and dining spaces are beautifully enhanced with recessed canned lighting, offering bright, clean illumination that highlights the home's inviting atmosphere. Designed with flexibility in mind, this home features four bedrooms and two and a half bathrooms, making it ideal for families, guests, or multifunctional spaces like a home office or hobby room. The primary suite delivers everyday luxury with a double master vanity, soothing master garden tub, separate walk-in shower, and a spacious walk-in master closet, giving you all the comfort you need in your own private retreat. The exterior showcases a stunning combination of brick and stucco, creating timeless curb appeal and dependable durability. A covered patio extends your living space outdoors, offering a great setting for relaxing, grilling, or enjoying your morning coffee. Practical features like the boot b

19. 2025-05-02
    historical 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to the Quintessa III A an expertly designed 1,764 sq ft New Construction home by DSLD Homes that blends modern convenience, thoughtful design, and long-term efficiency. As part of DSLD's collection of Energy Star Certified New Homes, this plan offers exceptional comfort, durability, and value for today's homeowners. The heart of the Quintessa III A is its spacious open floor plan, providing seamless flow between the living room, kitchen, and dining areas. Whether you're entertaining guests or enjoying daily family life, this open layout creates the perfect environment for connection and comfort. The kitchen and dining spaces are beautifully enhanced with recessed canned lighting, offering bright, clean illumination that highlights the home's inviting atmosphere. Designed with flexibility in mind, this home features four bedrooms and two and a half bathrooms, making it ideal for families, guests, or multifunctional spaces like a home office or hobby room. The primary suite delivers everyday luxury with a double master vanity, soothing master garden tub, separate walk-in shower, and a spacious walk-in master closet, giving you all the comfort you need in your own private retreat. The exterior showcases a stunning combination of brick and stucco, creating timeless curb appeal and dependable durability. A covered patio extends your living space outdoors, offering a great setting for relaxing, grilling, or enjoying your morning coffee. Practical features like the boot b

20. 2024-10-02
    status Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to the Quintessa III A an expertly designed 1,764 sq ft New Construction home by DSLD Homes that blends modern convenience, thoughtful design, and long-term efficiency. As part of DSLD's collection of Energy Star Certified New Homes, this plan offers exceptional comfort, durability, and value for today's homeowners. The heart of the Quintessa III A is its spacious open floor plan, providing seamless flow between the living room, kitchen, and dining areas. Whether you're entertaining guests or enjoying daily family life, this open layout creates the perfect environment for connection and comfort. The kitchen and dining spaces are beautifully enhanced with recessed canned lighting, offering bright, clean illumination that highlights the home's inviting atmosphere. Designed with flexibility in mind, this home features four bedrooms and two and a half bathrooms, making it ideal for families, guests, or multifunctional spaces like a home office or hobby room. The primary suite delivers everyday luxury with a double master vanity, soothing master garden tub, separate walk-in shower, and a spacious walk-in master closet, giving you all the comfort you need in your own private retreat. The exterior showcases a stunning combination of brick and stucco, creating timeless curb appeal and dependable durability. A covered patio extends your living space outdoors, offering a great setting for relaxing, grilling, or enjoying your morning coffee. Practical features like the boot b

21. 2024-08-06
    historical 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to the Quintessa III A an expertly designed 1,764 sq ft New Construction home by DSLD Homes that blends modern convenience, thoughtful design, and long-term efficiency. As part of DSLD's collection of Energy Star Certified New Homes, this plan offers exceptional comfort, durability, and value for today's homeowners. The heart of the Quintessa III A is its spacious open floor plan, providing seamless flow between the living room, kitchen, and dining areas. Whether you're entertaining guests or enjoying daily family life, this open layout creates the perfect environment for connection and comfort. The kitchen and dining spaces are beautifully enhanced with recessed canned lighting, offering bright, clean illumination that highlights the home's inviting atmosphere. Designed with flexibility in mind, this home features four bedrooms and two and a half bathrooms, making it ideal for families, guests, or multifunctional spaces like a home office or hobby room. The primary suite delivers everyday luxury with a double master vanity, soothing master garden tub, separate walk-in shower, and a spacious walk-in master closet, giving you all the comfort you need in your own private retreat. The exterior showcases a stunning combination of brick and stucco, creating timeless curb appeal and dependable durability. A covered patio extends your living space outdoors, offering a great setting for relaxing, grilling, or enjoying your morning coffee. Practical features like the boot b

22. 2024-07-09
    listed $265,990 Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to the Quintessa III A an expertly designed 1,764 sq ft New Construction home by DSLD Homes that blends modern convenience, thoughtful design, and long-term efficiency. As part of DSLD's collection of Energy Star Certified New Homes, this plan offers exceptional comfort, durability, and value for today's homeowners. The heart of the Quintessa III A is its spacious open floor plan, providing seamless flow between the living room, kitchen, and dining areas. Whether you're entertaining guests or enjoying daily family life, this open layout creates the perfect environment for connection and comfort. The kitchen and dining spaces are beautifully enhanced with recessed canned lighting, offering bright, clean illumination that highlights the home's inviting atmosphere. Designed with flexibility in mind, this home features four bedrooms and two and a half bathrooms, making it ideal for families, guests, or multifunctional spaces like a home office or hobby room. The primary suite delivers everyday luxury with a double master vanity, soothing master garden tub, separate walk-in shower, and a spacious walk-in master closet, giving you all the comfort you need in your own private retreat. The exterior showcases a stunning combination of brick and stucco, creating timeless curb appeal and dependable durability. A covered patio extends your living space outdoors, offering a great setting for relaxing, grilling, or enjoying your morning coffee. Practical features like the boot b

ⓘ 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: $29,038
• − Mortgage interest: −$14,838
• − Property taxes: −$3,973
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$7,706
• Taxable loss: −$3,450
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $1,801/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 · 1 photo

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious open floor plan and is ready for immediate occupancy.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers and 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

5 events — show timeline

• 2025-05-02 Relisted — Zillow
• 2025-05-02 Delisted — Zillow
• 2024-10-02 Relisted — Zillow
• 2024-08-06 Delisted — Zillow
• 2024-07-09 Listed $265,990 Zillow