132 Abbeywood Ct · Youngsville, LA 70592

$240,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 165 Days on market

Built 2022 Good condition 6,534 sqft lot $149/sqft · 14% below area Est $278k · 14% under $30/mo HOA · 1% of rent ↓ 1% since listing

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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).

• ARV discount +13.7/15.0
• Cash flow +12.3/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4-year-old home offering 3 bedrooms and 2 bathrooms with a thoughtfully designed split, open floor plan. The heart of the home features granite countertops and seamless flow between the kitchen, dining, and living areas--perfect for everyday living and entertaining. Charming wallpaper accents in the foyer and guest bedroom add personality and a designer touch. With modern finishes, a functional layout, and stylish details throughout, this home is truly move-in ready and easy to love! Outside is a spacious backyard. Verot Park is conveniently located just minutes from the Youngsville Sports Complex and all Youngsville has to offer! This neighborhood includes a community playground and common areas.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-42 ($-507/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.2% below list).
• Recommended offer: $208k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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); 811 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 165 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $208,396 (13.2% 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. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (median comp): $278,339
• List price: $240,000
• Delta: -13.77%
• 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
117 Interpreter St	0.00mi	3/2.0	1,689 (+4%)	1mo	$260,000	$154	92
112 Maroon St	0.00mi	3/2.0	1,689 (+4%)	4mo	$262,545	$155	89
108 Maroon St	0.00mi	3/2.0	1,689 (+4%)	4mo	$262,231	$155	89
101 Embark Ln	0.00mi	4/2.0 (+1)	1,684 (+4%)	4mo	$297,900	$177	84
117 Maroon St	0.00mi	3/2.0	1,825 (+13%)	0mo	$273,346	$150	78
504 Beacon Dr	0.26mi	4/2.0 (+1)	1,638 (+1%)	3mo	$275,000	$168	78
707 Iberia St	0.58mi	3/2.0	1,626 (+1%)	2mo	$330,000	$203	70
101 Folklore Dr	0.00mi	4/2.0 (+1)	1,858 (+15%)	1mo	$279,524	$150	69
119 Maroon St	0.00mi	4/2.5 (+1)	1,833 (+13%)	4mo	$272,865	$149	67
725 Copper Meadows Blvd	0.45mi	3/2.0	1,514 (-6%)	3mo	$235,000	$155	66
101 Shadowbrook Ln	0.48mi	3/2.0	1,746 (+8%)	1mo	$284,000	$163	63
300 Quiet Meadows Dr	0.35mi	3/2.0	1,390 (-14%)	4mo	$220,000	$158	58

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-44,325
• Equity at exit: $35,785

10-year hold

• IRR: -14.7%
• Equity multiple: 0.21×
• Total profit: $-53,014
• Equity at exit: $20,751

Cash invested: $67,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 49 active · 27 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $316,500 ($203/sqft)
• Median days on market: 157 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -15.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 811
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$30
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-42

Break-even live

Break-even rent $2,137

Max offer price $233,886

Occupancy floor 97%

Sensitivity live

Price	-10% $124	-5% $41	+0% $-42	+5% $-125	+10% $-208
Rent	-10% $-207	-5% $-125	+0% $-42	+5% $40	+10% $122
Rate	-1.0pp $79	-0.5pp $19	base $-42	+0.5pp $-104	+1.0pp $-168

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: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	93d	1	0.03mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	93d	1	0.03mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	93d	1	0.03mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	93d	1	0.03mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	93d	1	0.03mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	93d	1	0.03mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	70d	1	0.07mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	70d	1	0.16mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	93d	1	0.17mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	93d	1	0.27mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	62d	1	0.27mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	93d	1	0.40mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	93d	1	0.84mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	70d	1	1.02mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	93d	1	1.06mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	62d	14	1.10mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	62d	1	1.17mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	93d	1	1.20mi
213 Woodhaven Rd Youngsville, LA	3.0	2.0	1982	$1,995	$1.01	62d	1	1.21mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	62d	1	1.25mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	93d	1	1.31mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	62d	6	1.32mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	93d	1	1.37mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	93d	1	1.41mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	62d	69	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $240,000 Active 165 DOM
2. 2026-08-07
   days on market $240,000 Active 164 DOM
3. 2026-08-06
   days on market $240,000 Active 163 DOM
4. 2026-08-05
   days on market $240,000 Active 162 DOM
5. 2026-08-04
   days on market $240,000 Active 161 DOM
6. 2026-08-03
   days on market $240,000 Active 160 DOM
7. 2026-07-31
   days on market $240,000 Active 157 DOM
8. 2026-07-30
   days on market $240,000 Active 156 DOM
9. 2026-07-29
   days on market $240,000 Active 155 DOM
10. 2026-07-27
    days on market $240,000 Active 153 DOM
11. 2026-07-23
    days on market $240,000 Active 149 DOM
12. 2026-07-22
    days on market $240,000 Active 148 DOM
13. 2026-07-21
    days on market $240,000 Active 147 DOM
14. 2026-07-18
    days on market $240,000 Active 144 DOM
15. 2026-07-16
    days on market $240,000 Active 142 DOM
16. 2026-07-16
    days on market $240,000 Active 141 DOM
17. 2026-07-14
    days on market $240,000 Active 140 DOM
18. 2026-07-13
    days on market $240,000 Active 139 DOM
19. 2026-07-12
    days on market $240,000 Active 138 DOM
20. 2026-07-11
    days on market $240,000 Active 137 DOM
21. 2026-07-10
    days on market $240,000 Active 136 DOM
22. 2026-07-09
    days on market $240,000 Active 135 DOM
23. 2026-07-08
    days on market $240,000 Active 134 DOM
24. 2026-07-07
    days on market $240,000 Active 133 DOM
25. 2026-07-06
    days on market $240,000 Active 132 DOM
26. 2026-07-05
    days on market $240,000 Active 131 DOM
27. 2026-07-04
    days on market $240,000 Active 130 DOM
28. 2026-07-03
    days on market $240,000 Active 129 DOM
29. 2026-07-02
    days on market $240,000 Active 128 DOM
30. 2026-07-01
    days on market $240,000 Active 127 DOM
31. 2026-07-01
    price $240,000 Active 126 DOM
32. 2026-06-30
    days on market $245,000 Active 126 DOM
33. 2026-06-29
    days on market $245,000 Active 125 DOM
34. 2026-06-28
    days on market $245,000 Active 124 DOM
35. 2026-06-28
    days on market $245,000 Active 123 DOM
36. 2026-06-27
    days on market $245,000 Active 122 DOM
37. 2026-06-25
    days on market $245,000 Active 120 DOM
38. 2026-06-23
    days on market $245,000 Active 118 DOM
39. 2026-06-21
    days on market $245,000 Active 117 DOM
40. 2026-06-18
    days on market $245,000 Active 114 DOM
41. 2026-06-17
    days on market $245,000 Active 113 DOM
42. 2026-06-16
    days on market $245,000 Active 112 DOM
43. 2026-06-15
    days on market $245,000 Active 111 DOM
44. 2026-06-14
    days on market $245,000 Active 109 DOM
45. 2026-06-13
    days on market $245,000 Active 108 DOM
46. 2026-06-10
    days on market $245,000 Active 106 DOM
47. 2026-06-09
    days on market $245,000 Active 105 DOM
48. 2026-06-08
    days on market $245,000 Active 104 DOM
49. 2026-06-07
    days on market $245,000 Active 103 DOM
50. 2026-06-05
    days on market $245,000 Active 100 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,008
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − HOA: −$360
• − Depreciation: −$6,982
• Taxable loss: −$4,579
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $592/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 Est. rehab $8,080–$24,240 screening

This 4-year-old home is move-in ready with a good condition score and a good rehab level. It offers a well-maintained interior with granite countertops and stainless steel appliances, and a good exterior with a brick facade and a well-maintained lawn. The home is in good condition and requires minimal repairs and maintenance.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary J. Wallace James Elementary School D LA #147/646 Nat'l #14,382/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 High O. Comeaux High School F LA #86/265 Nat'l #8,724/17,239

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

B Composite livability gradescore 78/100

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 · 280,930 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: 6% of renters

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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%

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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%

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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

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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

-1.0% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $245,000 AcadianaMLS
• 2026-03-09 Price Changed $250,000 AcadianaMLS
• 2026-02-24 Listed $255,000 AcadianaMLS
• 2022-10-21 Sold (MLS) $247,500 AcadianaMLS
• 2022-08-16 Pending — AcadianaMLS
• 2022-05-06 Listed $247,500 AcadianaMLS