Yucca III A Plan · Youngsville, LA 70592

$270,990

4 bd · 2.5 ba · 1,851 sqft · SingleFamily · 624 Days on market

Poor 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
• 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
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan Four bedrooms, two and a half baths Recessed can lighting Double master vanity Separate master shower Walk-in master closet

Key facts

• Open floor plan
• Double master vanity
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET

🏗️ New construction. The $270,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $264,832.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $271k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $81 ($978/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 (10.7% below list).
• Recommended offer: $238k (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: 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).
• 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 624 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 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 $238,471 (12.0% below list)

Questions for the listing agent

1. It's been on market 624 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.32%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $264,832
• List price: $270,990
• Delta: 2.33%
• 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 (-15%)	3mo	$256,663	$162	70
141 Ridley Ln	0.03mi	3/2.0 (-1)	1,656 (-10%)	5mo	$251,990	$152	70
144 Ridley Ln	0.13mi	4/2.0	2,029 (+10%)	8mo	$294,985	$145	70
104 Ridley Ln	0.13mi	4/2.0	2,025 (+9%)	8mo	$297,990	$147	69
107 Ridley Ln	0.18mi	4/2.0	2,029 (+10%)	6mo	$305,444	$151	68
139 Ridley Ln	0.04mi	3/2.0 (-1)	1,656 (-10%)	7mo	$260,095	$157	68
135 Ridley Ln	0.05mi	3/2.0 (-1)	1,656 (-10%)	7mo	$260,365	$157	67
210 Tatum Ln	0.22mi	3/2.0 (-1)	1,659 (-10%)	1mo	$250,752	$151	65
118 Ridley Ln	0.13mi	3/2.0 (-1)	1,642 (-11%)	5mo	$256,679	$156	64
219 Tatum Ln	0.17mi	3/2.0 (-1)	1,629 (-12%)	1mo	$241,448	$148	64
303 Stover St	0.23mi	4/3.0	2,092 (+13%)	2mo	$293,043	$140	64
221 Tatum Ln	0.17mi	3/2.0 (-1)	1,629 (-12%)	6mo	$244,916	$150	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: $-40,933
• Equity at exit: $39,487

10-year hold

• IRR: -9.8%
• Equity multiple: 0.44×
• Total profit: $-41,767
• Equity at exit: $22,898

Cash invested: $74,153 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,972/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $81

Break-even live

Break-even rent $2,317

Max offer price $264,832

Occupancy floor 92%

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: $66,208
• Closing costs: $7,945
• 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 19 events

1. 2026-06-18
   days on market $270,990 Active 624 DOM
2. 2026-06-17
   days on market $270,990 Active 623 DOM
3. 2026-06-16
   days on market $270,990 Active 622 DOM
4. 2026-06-15
   days on market $270,990 Active 621 DOM
5. 2026-06-14
   days on market $270,990 Active 619 DOM
6. 2026-06-13
   days on market $270,990 Active 618 DOM
7. 2026-06-10
   days on market $270,990 Active 616 DOM
8. 2026-06-09
   days on market $270,990 Active 615 DOM
9. 2026-06-08
   days on market $270,990 Active 614 DOM
10. 2026-06-07
    days on market $270,990 Active 613 DOM
11. 2026-06-05
    days on market $270,990 Active 610 DOM
12. 2026-06-03
    days on market $270,990 Active 609 DOM
13. 2026-06-02
    days on market $270,990 Active 608 DOM
14. 2026-06-01
    days on market $270,990 Active 607 DOM
15. 2026-05-31
    days on market $270,990 Active 606 DOM
16. 2026-05-30
    days on market $270,990 Active 605 DOM
17. 2025-05-02
    status Active 141-char remark

    Show marketing remark (141 chars)

    Open floor plan Four bedrooms, two and a half baths Recessed can lighting Double master vanity Separate master shower Walk-in master closet

18. 2025-05-02
    historical 141-char remark

    Show marketing remark (141 chars)

    Open floor plan Four bedrooms, two and a half baths Recessed can lighting Double master vanity Separate master shower Walk-in master closet

19. 2024-10-02
    listed $270,990 Active 141-char remark

    Show marketing remark (141 chars)

    Open floor plan Four bedrooms, two and a half baths Recessed can lighting Double master vanity 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: $29,038
• − Mortgage interest: −$14,835
• − Property taxes: −$3,972
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$7,704
• Taxable loss: −$3,444
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,804/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

Poor 20/100 Extensive rehab

The property requires extensive repairs and maintenance, including exterior painting, landscaping, and adding a fence. Interior updates are also recommended to improve the overall appearance and functionality of the house. The property has the potential to increase its resale and rental value with these improvements.

Repairs flagged

• Major exterior paint — The listing photo shows a modern house with a brick facade, but the independent image shows a rural road with no visible signs of the house or its surroundings.
• Major landscaping — The listing photo shows a well-maintained front yard with a modern house, but the independent image shows a rural road with no visible signs of the house or its surroundings.
• Major fencing — No fencing condition can be assessed from the provided images, but the listing photo shows a modern house with a brick facade, which implies a need for fencing to enhance curb appeal.

Value-add opportunities

• Resale exterior paint — Painting the exterior of the house can significantly enhance its curb appeal and resale value.
• Resale landscaping — Landscaping the front yard can improve the overall appearance of the house and increase its resale value.
• Resale fencing — Adding a fence can enhance the curb appeal and security of the property, which can increase its resale value.
• Both interior updates — Updating the interior, such as lighting and fixtures, can improve the overall appearance and functionality of the house, which can increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · The listing photo shows a modern house with a brick facade, but the independent image shows a rural road with no visible signs of the house or its surroundings.	Major	$15,000–50,000
landscaping · The listing photo shows a well-maintained front yard with a modern house, but the independent image shows a rural road with no visible signs of the house or its surroundings.	Major	$15,000–50,000
fencing · No fencing condition can be assessed from the provided images, but the listing photo shows a modern house with a brick facade, which implies a need for fencing to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale exterior paint — Painting the exterior of the house can significantly enhance its curb appeal and resale value. ↑
• Resale landscaping — Landscaping the front yard can improve the overall appearance of the house and increase its resale value. ↑
• Resale fencing — Adding a fence can enhance the curb appeal and security of the property, which can increase its resale value. ↑
• Both interior updates — Updating the interior, such as lighting and fixtures, can improve the overall appearance and functionality of the house, which can increase both its resale and rental value. ↑

ⓘ 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

3 events — show timeline

• 2025-05-02 Relisted — Zillow
• 2025-05-02 Delisted — Zillow
• 2024-10-02 Listed $270,990 Zillow