104 Rio Dr · Youngsville, LA 70592

$314,200

4 bd · 2.0 ba · 1,803 sqft · Land · 54 Days on market

8,276 sqft lot $40/mo HOA · 2% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Energy Star-certified home in Central Village! Nestled in a prime location access off Verot School Road or off Decon Rd, Central Village offers a picturesque setting with a beautiful pond and convenient access to nearby amenities. The Oliver Heritage III features 4 bedrooms and 2 baths. The living room area boasts 11' ceilings with solid wood beams, a cozy ventless gas fireplace. The kitchen is thoughtfully designed with pendant lighting, 3cm countertops, an undermount equal bowl sink, walk in pantry area, a freestanding gas range, stainless appliances, custom-built cabinets with hardware. Durable vinyl flooring in living room, kitchen and all bedrooms, with tile in all wet

Key facts

• Beautiful pond
• Convenient access
• Living room area

Tags

• ENERGY STAR CERTIFIED
• PRIME LOCATION
• BEAUTIFUL POND
• CONVENIENT ACCESS
• LIVING ROOM AREA
• SOLID WOOD BEAMS

Property features AI

Finance

• HOA & community: Association with annual fee of $475; Association-managed community

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking spaces); Open parking available
• Utilities: Gas service: Entergy; Electric: SLEMCO; Public sewer
• Home design: Single family residence; New construction
• Construction: Brick veneer, HardiPlank type, stucco, and frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered and open patios/porches; Pond nearby / walk-to waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/oven
• Flooring: Tile; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Beamed ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Varied ceiling heights; Walk-in pantry; Walk-in closet(s); Stone counters; Double pane windows; 1 ventless gas fireplace
• Laundry & utility: Washer hookup

🏗️ New construction. The $314,200 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,283.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $314k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (16.7% below list).
• Recommended offer: $262k (16.7% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% 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).
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 682 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 34% 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 $10k 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 54 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,685 (16.7% 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 54 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $320,283
• List price: $314,200
• Delta: -1.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-67,195
• Equity at exit: $47,755

10-year hold

• IRR: -19.5%
• Equity multiple: 0.02×
• Total profit: $-87,521
• Equity at exit: $27,692

Cash invested: $89,679 (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: 682
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,680
• Tax est. 1.5%: −$400 /mo · $4,804/yr
• Insurance: −$133
• HOA: −$40
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-186

Break-even live

Break-even rent $2,852

Max offer price $293,355

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-75	+0% $-186	+5% $-297	+10% $-407
Rent	-10% $-393	-5% $-289	+0% $-186	+5% $-83	+10% $21
Rate	-1.0pp $-25	-0.5pp $-105	base $-186	+0.5pp $-269	+1.0pp $-354

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: $80,071
• Closing costs: $9,608
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	15d	1	0.25mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	45d	1	0.31mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	45d	1	0.40mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	45d	1	0.41mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	15d	1	0.54mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	22d	1	0.54mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	1.46mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-16
   status $314,200 Pending 54 DOM
2. 2026-06-15
   days on market $314,200 Active 54 DOM
3. 2026-06-14
   days on market $314,200 Active 52 DOM
4. 2026-06-13
   days on market $314,200 Active 51 DOM
5. 2026-06-10
   days on market $314,200 Active 49 DOM
6. 2026-06-09
   days on market $314,200 Active 48 DOM
7. 2026-06-08
   days on market $314,200 Active 47 DOM
8. 2026-06-07
   days on market $314,200 Active 46 DOM
9. 2026-06-05
   days on market $314,200 Active 43 DOM
10. 2026-06-03
    days on market $314,200 Active 42 DOM
11. 2026-06-02
    days on market $314,200 Active 41 DOM
12. 2026-06-01
    days on market $314,200 Active 40 DOM
13. 2026-05-31
    days on market $314,200 Active 39 DOM
14. 2026-05-30
    days on market $314,200 Active 38 DOM
15. 2026-04-22
    listed $314,200 Active 1140-char remark
16. 2026-04-16
    listed $314,200 Active 1128-char remark

ⓘ 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: $31,402
• − Mortgage interest: −$17,941
• − Property taxes: −$4,804
• − Insurance: −$1,601
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$480
• − Depreciation: −$9,317
• Taxable loss: −$7,766
• Est. tax savings @ 24.0%: +$1,864
• After-tax cash flow: $-369/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.

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

2 events — show timeline

• 2026-06-15 Pending — AcadianaMLS
• 2026-04-22 Listed $314,200 AcadianaMLS

Property tax history

+97.5%/yr

Latest (2025): $482 · +97.5% YoY. Source: county tax records.