Is 132 Abbeywood Ct in Youngsville, LA a good investment?

CashFlowRE grades it C- with a 6.2% cap rate and $-24/mo modeled cash flow at a $240,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 132 Abbeywood Ct?

The modeled cap rate is 6.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,107/month, from CashFlowRE's rent model.

C- Composite 50.86

Why this score? — see what drove the C- 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 +14.2/15.0
Cash flow +12.7/30.0
Schools +5.5/10.0
Condition / age +4.0/5.0
Livability +3.9/5.0
1% rule +3.8/10.0
DSCR +3.8/10.0
Rent growth +2.9/5.0
Appreciation +0.0/10.0

$240,000

132 Abbeywood Ct · Youngsville, LA 70592

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 16 Days on market

Built 2022 Good condition 6,534 sqft lot 2-car garage $149/sqft · 15% below area Est $282k · 15% under $30/mo HOA · 1% of rent ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

Spacious backyard
Community playground
Granite countertops

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 $-24 ($-291/yr) — negative.
To cash-flow at today's rent, offer at most $236k (1.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (12.2% below list).
Recommended offer: $211k (12.2% below list) — sets the bar for 1% rule.
Cap rate 6.2% vs local median 4.9% 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); 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); 1059 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
3 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.

Recommended offer $210,671 (12.2% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.88% ✗
Cap rate: 6.17%
Cash-on-cash: -0.43%
DSCR: 0.98
GRM: 9.5

CMA / ARV

ARV (median comp): $281,963
List price: $240,000
Delta: -14.88%
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
200 Central Village Way	0.50mi	3/2.0	1,639 (+1%)	5mo	$294,500	$180	70
101 Batesburg Way	0.30mi	3/2.0	1,447 (-10%)	1mo	$228,000	$158	68
107 Rio Dr	0.62mi	3/2.0	1,639 (+1%)	3mo	$294,500	$180	66
202 Central Village Way	0.51mi	3/2.0	1,719 (+6%)	7mo	$302,200	$176	60
202 San Sebastian Dr	0.65mi	3/2.0	1,570 (-3%)	7mo	$299,000	$190	60
208 Central Village Way	0.57mi	3/2.0	1,767 (+9%)	4mo	$309,999	$175	54
118 San Sebastian Dr	0.54mi	3/2.0	1,474 (-9%)	7mo	$275,000	$187	54
114 High Point Way	0.72mi	3/2.0	1,702 (+5%)	5mo	$307,406	$181	53
104 Rio Dr	0.46mi	4/2.0 (+1)	1,803 (+12%)	3mo	$314,200	$174	52
100 Rio Dr	0.45mi	3/2.5	1,843 (+14%)	5mo	$321,900	$175	49
118 High Point Way	0.71mi	3/2.0	1,759 (+9%)	5mo	$306,636	$174	48
210 Central Village Way	0.57mi	3/2.5	1,843 (+14%)	8mo	$317,000	$172	41

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: -18.5%
Equity multiple: 0.36×
Total profit: $-43,211
Equity at exit: $35,785

10-year hold

IRR: -13.9%
Equity multiple: 0.25×
Total profit: $-50,691
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: 44 active · 18 under contract
Months of supply: 15.5 mo (6%/mo absorbed)
Median asking: $316,700 ($174/sqft)
Median days on market: 249 d
This list price: 2% of active listings are priced below it
ARV vs active asking: +0.0% 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: 1059
Price-to-rent: 9.5×

Monthly cashflow live

Estimated rent: $2,107 high interval (Pro) →
Mortgage (P&I): −$1,259
Tax est. 1.5%: −$300 /mo · $3,600/yr
Insurance: −$100
HOA: −$30
Lot rent: −$0
Vacancy / Maint / Mgmt: −$442
Net cashflow: $-24

Break-even live

Break-even rent $2,137

Max offer price $236,486

Occupancy floor 96%

Sensitivity live

Price	-10% $142	-5% $59	+0% $-24	+5% $-107	+10% $-190
Rent	-10% $-191	-5% $-108	+0% $-24	+5% $59	+10% $142
Rate	-1.0pp $97	-0.5pp $37	base $-24	+0.5pp $-86	+1.0pp $-150

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: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	184d	1	0.07mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	162d	1	0.09mi
109 Abbeywood Ct Youngsville, LA	4.0	2.0	1704	$2,000	$1.17	10d	1	0.10mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	154d	1	0.30mi
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	154d	1	0.56mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	184d	1	0.67mi
200 High Point Way Youngsville, LA	3.0	2.0	1600	$2,300	$1.44	1d	1	0.72mi
1704 Savoy Rd Youngsville, LA	3.0	2.0	1772	$1,700	$0.96	51d	1	1.25mi

Property features AI

Finance

HOA & community: Annual association fee of $360, including managementCommunity park and playground

Exterior

Parking: 2-car garageGarage door openerFront-facing garage
Utilities: Public waterPublic sewerCable available
Home design: Traditional styleOne story
Construction: Composition roofPost-tension foundation
Exterior features: Exterior lightingCorner lotLevel terrain

Interior

Kitchen: Kitchen islandPantryDisposal, dishwasher, gas range, microwave
Flooring: Carpet, laminate, tile, wood
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating with natural gasCentral air conditioningCeiling fans
Interior features: High ceilingsVaried ceiling heightsWalk-in closetGarden tubDouble-pane windows
Laundry & utility: Electric dryer hookup

Listing history 50 events

2026-11-08

days on market $240,000 Active 16 DOM
2026-11-07

days on market $240,000 Active 15 DOM
2026-11-06

days on market $240,000 Active 14 DOM
2026-11-05

days on market $240,000 Active 13 DOM
2026-11-04

days on market $240,000 Active 12 DOM
2026-11-02

days on market $240,000 Active 10 DOM
2026-11-01

days on market $240,000 Active 9 DOM
2026-10-31

days on market $240,000 Active 8 DOM
2026-10-30

days on market $240,000 Active 7 DOM
2026-10-29

days on market $240,000 Active 6 DOM
2026-10-28

days on market $240,000 Active 5 DOM
2026-10-27

days on market $240,000 Active 4 DOM
2026-10-26

days on market $240,000 Active 3 DOM
2026-10-25

days on market $240,000 Active 2 DOM
2026-10-24

days on marketlisting id $240,000 Active 1 DOM
2026-10-23

days on market $240,000 Active 241 DOM
2026-10-22

days on market $240,000 Active 240 DOM
2026-10-21

days on market $240,000 Active 239 DOM
2026-10-20

days on market $240,000 Active 238 DOM
2026-10-19

days on market $240,000 Active 237 DOM
2026-10-18

days on market $240,000 Active 236 DOM
2026-10-17

days on market $240,000 Active 235 DOM
2026-10-16

days on market $240,000 Active 234 DOM
2026-10-15

days on market $240,000 Active 233 DOM
2026-10-14

days on market $240,000 Active 232 DOM
2026-10-13

days on market $240,000 Active 231 DOM
2026-10-12

days on market $240,000 Active 230 DOM
2026-10-11

days on market $240,000 Active 229 DOM
2026-10-10

days on market $240,000 Active 228 DOM
2026-10-09

days on market $240,000 Active 227 DOM
2026-10-08

days on market $240,000 Active 226 DOM
2026-10-07

days on market $240,000 Active 225 DOM
2026-10-06

days on market $240,000 Active 224 DOM
2026-10-05

days on market $240,000 Active 223 DOM
2026-10-04

days on market $240,000 Active 222 DOM
2026-10-03

days on market $240,000 Active 221 DOM
2026-10-03

days on market $240,000 Active 220 DOM
2026-10-01

days on market $240,000 Active 219 DOM
2026-09-30

days on market $240,000 Active 218 DOM
2026-09-29

days on market $240,000 Active 217 DOM
2026-09-28

days on market $240,000 Active 216 DOM
2026-09-27

days on market $240,000 Active 215 DOM
2026-09-26

days on market $240,000 Active 214 DOM
2026-09-25

days on market $240,000 Active 213 DOM
2026-09-24

days on market $240,000 Active 212 DOM
2026-09-24

days on market $240,000 Active 211 DOM
2026-09-22

days on market $240,000 Active 210 DOM
2026-09-21

days on market $240,000 Active 209 DOM
2026-09-20

days on market $240,000 Active 208 DOM
2026-09-19

days on market $240,000 Active 207 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,281
− Mortgage interest: −$13,444
− Property taxes: −$3,600
− Insurance: −$1,200
− Repairs & maintenance: −$2,022
− Management: −$2,022
− HOA: −$360
− Depreciation: −$6,982
Taxable loss: −$4,350

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,044
After-tax cash flow: $753/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.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Green T. Lindon Elementary School B+ LA #37/646 Nat'l #4,921/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

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%
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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

-3.0% since first listed

8 events — show timeline

2026-06-30 Price Changed $240,000 AcadianaMLS
2026-04-13 Price Changed $245,000 AcadianaMLS
2026-03-09 Price Changed $250,000 AcadianaMLS
2026-02-24 Listed $255,000 AcadianaMLS
2026-02-10 Listed $240,000 ROAM MLS
2022-10-21 Sold (MLS) $247,500 AcadianaMLS
2022-08-16 Pending — AcadianaMLS
2022-05-06 Listed $247,500 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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