Verwood IV A Plan · Youngsville, LA 70592

$250,990

3 bd · 2.0 ba · 1,603 sqft · SingleFamily · 312 Days on market

Fair condition

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Verwood IV A Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,603 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with stucco accents, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Verwood IV A combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• Wood flooring
• 10 acre lake
• Granite countertops

Tags

• HWY 90 ACCESS
• 10 ACRE LAKE
• GRANITE COUNTERTOPS
• WOOD FLOORING
• STAINLESS STEEL APPLIANCES
• FRAMED MIRRORS IN BATHROOMS

🏗️ New construction. The $250,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,343.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $251k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.6% below list).
• Recommended offer: $207k (17.6% below list) — sets the bar for 1% rule.

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; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 312 days — a 12% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,823 (17.6% 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 312 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $276,343
• List price: $250,990
• Delta: -9.17%
• 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
214 Ethereal St	0.03mi	3/2.0	1,607 (+0%)	2mo	$250,990	$156	96
202 Ethereal St	0.09mi	3/2.0	1,613 (+1%)	11mo	$252,415	$156	86
104 Ethereal St	0.14mi	3/2.0	1,613 (+1%)	11mo	$252,615	$157	83
101 Virtuous St	0.18mi	4/2.0 (+1)	1,550 (-3%)	12mo	$250,455	$162	71
314 Cypress View Dr	0.72mi	3/2.0	1,650 (+3%)	1mo	$315,000	$191	61
102 Lighthouse Point Cir	0.71mi	3/2.0	1,561 (-3%)	2mo	$240,000	$154	61
204 E Weeks Dr	0.59mi	3/2.0	1,524 (-5%)	6mo	$217,500	$143	59
103 Lighthouse Point Cir	0.72mi	3/2.0	1,663 (+4%)	2mo	$264,000	$159	58
132 Timber Edge Dr	0.70mi	3/2.0	1,657 (+3%)	7mo	$221,000	$133	56
103 Beaufort Cir	0.67mi	3/2.0	1,720 (+7%)	1mo	$252,500	$147	56
317 Cypress View Dr	0.75mi	3/2.0	1,680 (+5%)	6mo	$313,000	$186	52
116 Twin Lakes Dr	0.64mi	3/2.0	1,700 (+6%)	11mo	$252,000	$148	51

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: -25.0%
• Equity multiple: 0.16×
• Total profit: $-65,088
• Equity at exit: $41,204

10-year hold

• IRR: -25.5%
• Equity multiple: -0.17×
• Total profit: $-90,243
• Equity at exit: $23,893

Cash invested: $77,376 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,449
• Tax est. 1.5%: −$345 /mo · $4,145/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-276

Break-even live

Break-even rent $2,417

Max offer price $236,429

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-180	+0% $-276	+5% $-371	+10% $-467
Rent	-10% $-439	-5% $-358	+0% $-276	+5% $-194	+10% $-112
Rate	-1.0pp $-137	-0.5pp $-206	base $-276	+0.5pp $-347	+1.0pp $-420

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: $69,086
• Closing costs: $8,290
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	15d	69	0.75mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	45d	1	0.84mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	15d	1	0.85mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	15d	6	0.86mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	22d	1	0.89mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	45d	1	0.93mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	22d	1	0.94mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	45d	1	1.06mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	45d	1	1.07mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	15d	1	1.15mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	45d	1	1.15mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	15d	14	1.15mi
114 Gadwall Dr Youngsville, LA	2.0	2.5	1305	$1,800	$1.38	45d	1	1.28mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	45d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $250,990 Active 312 DOM
2. 2026-06-18
   days on market $250,990 Active 309 DOM
3. 2026-06-17
   days on market $250,990 Active 308 DOM
4. 2026-06-16
   days on market $250,990 Active 307 DOM
5. 2026-06-15
   days on market $250,990 Active 306 DOM
6. 2026-06-14
   days on market $250,990 Active 304 DOM
7. 2026-06-13
   days on market $250,990 Active 303 DOM
8. 2026-06-10
   days on market $250,990 Active 301 DOM
9. 2026-06-09
   days on market $250,990 Active 300 DOM
10. 2026-06-08
    days on market $250,990 Active 299 DOM
11. 2026-06-07
    days on market $250,990 Active 298 DOM
12. 2026-06-05
    days on market $250,990 Active 295 DOM
13. 2026-06-03
    days on market $250,990 Active 294 DOM
14. 2026-06-02
    days on market $250,990 Active 293 DOM
15. 2026-06-01
    days on market $250,990 Active 292 DOM
16. 2026-05-31
    days on market $250,990 Active 291 DOM
17. 2026-05-30
    days on market $250,990 Active 290 DOM
18. 2025-08-14
    listed $250,990 Active 953-char remark

    Show marketing remark (953 chars)

    The Verwood IV A Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,603 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with stucco accents, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Verwood IV A combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

ⓘ 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: $24,819
• − Mortgage interest: −$15,479
• − Property taxes: −$4,145
• − Insurance: −$1,382
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$8,039
• Taxable loss: −$8,198
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,343/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 · 4 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. It has a good roof and exterior, but could benefit from fresh paint and landscaping to improve its curb appeal and resale value.

Repairs flagged

• Minor Landscaping — Overgrown vegetation needs trimming
• Minor Driveway — Some cracks and unevenness

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Trim overgrown vegetation — Neat landscaping improves curb appeal
• Resale Replace driveway — A smooth, well-maintained driveway enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation needs trimming	Minor	$500–3,000
Driveway · Some cracks and unevenness	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Trim overgrown vegetation — Neat landscaping improves curb appeal ↑
• Resale Replace driveway — A smooth, well-maintained driveway enhances curb appeal ↑

ⓘ 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

1 event — show timeline

• 2025-08-14 Listed $250,990 Zillow