204 Anza Dr · Youngsville, LA 70592

$235,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 6 Days on market

Built 2020 Good condition 5,227 sqft lot Est $240k · at est.

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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).

• Cash flow +18.1/30.0
• ARV discount +8.4/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY IN GUILLOT VILLAGE PHASE II! The Segura Farmhouse II is an open floorplan with 3 bedrooms and 2 full baths. Separating the living room and dining area is a wood beam lintel giving the interior a more farmhouse style. The flooring includes wood laminate, ceramic tile and carpet. Kitchen features stainless appliances, 3cm granite countertops, an island, custom backsplash and custom built cabinets. Exterior of the home includes landscaping and hydromulch at the front of the home. *Ask us how you can save money towards your closing cost by using our Preferred Lender & Title!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Garage
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; City street frontage
• Construction: HardiPlank siding and frame construction; Composition roof
• Exterior features: Wood fencing; Covered and open patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Carpet; Tile; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Beamed ceilings; Cathedral ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Standalone tub; Walk-in pantry; Walk-in closets; Granite counters; Dining room; Living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $212k (9.8% below list).
• Recommended offer: $212k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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); 675 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.
• Current owner paid $194k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $211,882 (9.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $240,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Anza Dr	0.00mi	3/2.0	1,523 (+0%)	1mo	$235,000	$154	99
509 Braxton Dr	0.22mi	3/2.0	1,522 (+0%)	2mo	$241,000	$158	88
520 Braxton Dr	0.17mi	3/2.0	1,465 (-4%)	1mo	$245,000	$167	85
209 Adry Ln	0.11mi	3/2.0	1,618 (+6%)	1mo	$260,000	$161	84
214 Adry Ln	0.09mi	3/2.0	1,357 (-11%)	0mo	$225,000	$166	78
101 Cebby Ln	0.47mi	3/2.0	1,532 (+1%)	3mo	$250,000	$163	74
318 Adry Ln	0.08mi	4/2.0 (+1)	1,684 (+11%)	1mo	$260,000	$154	72
118 Anza Dr	0.05mi	4/2.0 (+1)	1,684 (+11%)	5mo	$262,000	$156	70
114 Fearless Ave	0.58mi	3/2.0	1,522 (+0%)	3mo	$252,400	$166	70
300 Afterglow Ln	0.44mi	3/2.0	1,689 (+11%)	3mo	$259,620	$154	58
300 Mastermind Blvd	0.53mi	3/2.0	1,689 (+11%)	1mo	$259,440	$154	56
108 Mastermind Blvd	0.52mi	3/2.0	1,689 (+11%)	2mo	$259,440	$154	56

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-27,771
• Equity at exit: $35,039

10-year hold

• IRR: -4.6%
• Equity multiple: 0.71×
• Total profit: $-18,772
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $207

Break-even live

Break-even rent $1,856

Max offer price $235,000

Occupancy floor 85%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	43d	1	1.26mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	43d	1	1.35mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	1.46mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $235,000 Active
3. 2020-05-15
   soldstatus $193,999 595-char remark

   Show marketing remark (595 chars)

   MOVE IN READY IN GUILLOT VILLAGE PHASE II! The Segura Farmhouse II is an open floorplan with 3 bedrooms and 2 full baths. Separating the living room and dining area is a wood beam lintel giving the interior a more farmhouse style. The flooring includes wood laminate, ceramic tile and carpet. Kitchen features stainless appliances, 3cm granite countertops, an island, custom backsplash and custom built cabinets. Exterior of the home includes landscaping and hydromulch at the front of the home. *Ask us how you can save money towards your closing cost by using our Preferred Lender & Title!

4. 2020-02-18
   listed $193,999 595-char remark

   Show marketing remark (595 chars)

   MOVE IN READY IN GUILLOT VILLAGE PHASE II! The Segura Farmhouse II is an open floorplan with 3 bedrooms and 2 full baths. Separating the living room and dining area is a wood beam lintel giving the interior a more farmhouse style. The flooring includes wood laminate, ceramic tile and carpet. Kitchen features stainless appliances, 3cm granite countertops, an island, custom backsplash and custom built cabinets. Exterior of the home includes landscaping and hydromulch at the front of the home. *Ask us how you can save money towards your closing cost by using our Preferred Lender & Title!

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $25,426
• − Mortgage interest: −$13,164
• − Property taxes: −$1,633
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$6,836
• Taxable loss: −$1,451
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $2,838/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 None rehab

This modern farmhouse is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs needed and offers a good return on investment.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home look more inviting
• Both window treatments — new blinds or curtains can improve aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home look more inviting ↑
• Both window treatments — new blinds or curtains can improve aesthetics and energy efficiency ↑

ⓘ 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

• 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

+21.1% since first listed

4 events — show timeline

• 2026-05-01 Pending — AcadianaMLS
• 2026-04-24 Listed $235,000 AcadianaMLS
• 2020-05-15 Sold (MLS) $193,999 AcadianaMLS
• 2020-02-18 Listed $193,999 AcadianaMLS

Property tax history

+45.9%/yr

Latest (2025): $1,633 · -1.3% YoY. Source: county tax records.