115 Bailey Ln · Youngsville, LA 70592

$256,963

3 bd · 2.0 ba · 1,642 sqft · SingleFamily · 7 Days on market

Built 2026 Excellent condition 6,098 sqft lot $32/mo HOA · 1% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Brand NEW Construction by DSLD Homes in Metairie Place! The Frazier V G offers an open-concept floor plan featuring 3 bedrooms and 2 full bathrooms. This beautiful new home includes upgraded quartz countertops, stainless steel appliances with a gas range, under-cabinet lighting, and luxury vinyl plank flooring throughout the bedrooms. Additional features include a spacious kitchen island, luxury vinyl plank flooring in the living room and all wet areas, a walk-in closet, garden tub and separate shower in the primary suite, Wi-Fi thermostat, structured wiring panel box, tankless gas water heater, and a fully sodded yard with seasonal landscaping package. Home is currently under construction. Don't miss this opportunity to own a brand-new home loaded with modern features and exceptional value!

Key facts

• New construction
• Gas range
• 6,098 sq ft lot

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT FLOOR PLAN
• UPGRADED QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• UNDER-CABINET LIGHTING

Property features AI

Finance

• HOA & community: Community association with monthly fee of $32.50; Association covers accounting and insurance; Association provides management

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; 2-car garage
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence; Under construction; Residential zoning
• Construction: Composition roof; Brick veneer and vinyl siding over frame construction
• Exterior features: Outdoor lighting; Open patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/convection
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Double vanities; Kitchen island; Separate shower; Walk-in closets; Dining room; Kitchen; Living room; Quartz countertops; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $256,963 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,152.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-52 ($-618/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (13.8% below list).
• Recommended offer: $222k (13.8% 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: Martial Billeaud Elementary School (math 52% / reading 62%, grade C+, #79 of 646 statewide, top 13%, 822 students, 46% FRL); Broussard Middle School (math 38% / reading 51%, grade D, #49 of 218 statewide, top 23%, 581 students, 60% 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); 684 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).

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $221,605 (13.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $256,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Tatum Ln	0.04mi	3/2.0	1,629 (-1%)	2mo	$241,448	$148	95
210 Tatum Ln	0.07mi	3/2.0	1,659 (+1%)	1mo	$250,752	$151	94
118 Ridley Ln	0.04mi	3/2.0	1,642 (0%)	5mo	$256,679	$156	94
221 Tatum Ln	0.05mi	3/2.0	1,629 (-1%)	6mo	$244,916	$150	91
141 Ridley Ln	0.13mi	3/2.0	1,656 (+1%)	5mo	$251,990	$152	88
135 Ridley Ln	0.11mi	3/2.0	1,656 (+1%)	7mo	$260,365	$157	87
139 Ridley Ln	0.13mi	3/2.0	1,656 (+1%)	7mo	$260,095	$157	87
214 Tatum Ln	0.07mi	4/2.0 (+1)	1,568 (-4%)	2mo	$241,367	$154	83
145 Ridley Ln	0.15mi	4/2.0 (+1)	1,581 (-4%)	3mo	$256,663	$162	79
234 Tatum Ln	0.12mi	4/2.0 (+1)	1,568 (-4%)	6mo	$238,358	$152	77
229 Tatum Ln	0.08mi	3/2.0	1,456 (-11%)	1mo	$230,000	$158	77
227 Tatum Ln	0.07mi	3/2.0	1,463 (-11%)	4mo	$233,025	$159	75

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-47,707
• Equity at exit: $38,193

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-57,414
• Equity at exit: $22,147

Cash invested: $71,723 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$1,343
• Tax est. 1.5%: −$320 /mo · $3,842/yr
• Insurance: −$107
• HOA: −$32
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-52

Break-even live

Break-even rent $2,281

Max offer price $248,696

Occupancy floor 97%

Sensitivity live

Price	-10% $125	-5% $37	+0% $-52	+5% $-140	+10% $-229
Rent	-10% $-227	-5% $-139	+0% $-52	+5% $36	+10% $124
Rate	-1.0pp $77	-0.5pp $14	base $-52	+0.5pp $-118	+1.0pp $-185

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: $64,038
• Closing costs: $7,685
• 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	15d	1	0.12mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	15d	32	0.22mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: watergasinternetlandscaping

Listing history 7 events

1. 2026-06-13
   status $256,963 Pending 7 DOM
2. 2026-06-10
   days on market $256,963 Active 7 DOM
3. 2026-06-09
   days on market $256,963 Active 6 DOM
4. 2026-06-08
   days on market $256,963 Active 5 DOM
5. 2026-06-07
   days on market $256,963 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark

   Show marketing remark (931 chars)

   * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Brand NEW Construction by DSLD Homes in Metairie Place! The Frazier V G offers an open-concept floor plan featuring 3 bedrooms and 2 full bathrooms. This beautiful new home includes upgraded quartz countertops, stainless steel appliances with a gas range, under-cabinet lighting, and luxury vinyl plank flooring throughout the bedrooms. Additional features include a spacious kitchen island, luxury vinyl plank flooring in the living room and all wet areas, a walk-in closet, garden tub and separate shower in the primary suite, Wi-Fi thermostat, structured wiring panel box, tankless gas water heater, and a fully sodded yard with seasonal landscaping package. Home is currently under construction. Don't miss this opportunity to own a brand-new home loaded with modern features and exceptional value!

7. 2026-06-03
   listed $256,963 Active 1 DOM

   Show marketing remark (931 chars)

   * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Brand NEW Construction by DSLD Homes in Metairie Place! The Frazier V G offers an open-concept floor plan featuring 3 bedrooms and 2 full bathrooms. This beautiful new home includes upgraded quartz countertops, stainless steel appliances with a gas range, under-cabinet lighting, and luxury vinyl plank flooring throughout the bedrooms. Additional features include a spacious kitchen island, luxury vinyl plank flooring in the living room and all wet areas, a walk-in closet, garden tub and separate shower in the primary suite, Wi-Fi thermostat, structured wiring panel box, tankless gas water heater, and a fully sodded yard with seasonal landscaping package. Home is currently under construction. Don't miss this opportunity to own a brand-new home loaded with modern features and exceptional value!

ⓘ 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: $26,593
• − Mortgage interest: −$14,348
• − Property taxes: −$3,842
• − Insurance: −$1,281
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$384
• − Depreciation: −$7,452
• Taxable loss: −$4,969
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $574/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 · 7 photos

Excellent 95/100 None rehab

This newly constructed home is in excellent condition with modern amenities and a well-maintained exterior. It offers a great opportunity for both resale and rental markets with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Resale Upgrading the kitchen backsplash — A stylish backsplash can add visual interest and value to the kitchen space.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract tech-savvy renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Resale Upgrading the kitchen backsplash — A stylish backsplash can add visual interest and value to the kitchen space. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract tech-savvy renters. ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $256,963 AcadianaMLS
• 2026-06-03 Listed $256,963 Zillow