Riley Plan · Youngsville, LA 70592

$318,500

4 bd · 2.0 ba · 1,816 sqft · SingleFamily · 157 Days on market

Excellent 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 156 days

🏗️ New construction. The $318,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,214.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (15.1% below list).
• Recommended offer: $270k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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); 811 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 35% 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 157 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,267 (15.1% 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 157 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $327,214
• List price: $318,500
• Delta: -2.82%
• 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
104 Rio Dr	0.16mi	4/2.0	1,803 (-1%)	0mo	$314,200	$174	91
204 Central Village Way	0.13mi	4/2.0	1,874 (+3%)	2mo	$318,600	$170	87
208 Central Village Way	0.09mi	3/2.0 (-1)	1,767 (-3%)	1mo	$309,999	$175	85
118 High Point Way	0.14mi	3/2.0 (-1)	1,759 (-3%)	2mo	$306,636	$174	82
201 Central Village Way	0.17mi	3/2.0 (-1)	1,896 (+4%)	1mo	$319,500	$169	78
212 Santander Dr	0.09mi	3/2.0 (-1)	1,945 (+7%)	1mo	$350,530	$180	78
238 Santander Dr	0.11mi	4/3.0	1,972 (+9%)	1mo	$381,500	$193	76
114 High Point Way	0.17mi	3/2.0 (-1)	1,702 (-6%)	2mo	$307,406	$181	75
228 Santander Dr	0.08mi	3/2.0 (-1)	2,006 (+10%)	2mo	$349,900	$174	72
200 Central Village Way	0.16mi	3/2.0 (-1)	1,639 (-10%)	2mo	$294,500	$180	70
211 San Marcos Dr	0.19mi	4/2.0	2,065 (+14%)	0mo	$368,000	$178	68
120 Roxanne Dr	0.60mi	3/2.0 (-1)	1,863 (+3%)	0mo	$230,000	$123	62

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-64,642
• Equity at exit: $48,789

10-year hold

• IRR: -17.0%
• Equity multiple: 0.12×
• Total profit: $-80,939
• Equity at exit: $28,291

Cash invested: $91,620 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 12 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $316,700 ($172/sqft)
• Median days on market: 157 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 811
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,703 high
• Mortgage (P&I): −$1,716
• Tax est. 1.5%: −$409 /mo · $4,908/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-126

Break-even live

Break-even rent $2,862

Max offer price $308,954

Occupancy floor 100%

Sensitivity live

Price	-10% $100	-5% $-13	+0% $-126	+5% $-239	+10% $-352
Rent	-10% $-340	-5% $-233	+0% $-126	+5% $-19	+10% $87
Rate	-1.0pp $39	-0.5pp $-43	base $-126	+0.5pp $-211	+1.0pp $-297

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: $81,803
• Closing costs: $9,816
• Club membership (one-time): —
• 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	62d	1	0.21mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	93d	1	0.22mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	93d	1	0.53mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	93d	1	0.54mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	70d	1	0.67mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	62d	1	0.67mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	93d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $318,500 Active 157 DOM
2. 2026-08-07
   days on market $318,500 Active 156 DOM
3. 2026-08-06
   days on market $318,500 Active 155 DOM
4. 2026-08-05
   days on market $318,500 Active 154 DOM
5. 2026-08-04
   pricedays on market $318,500 Active 153 DOM
6. 2026-08-03
   remarks 699-char remark
7. 2026-08-03
   days on market $318,000 Active 152 DOM
8. 2026-07-31
   days on market $318,000 Active 149 DOM
9. 2026-07-30
   days on market $318,000 Active 148 DOM
10. 2026-07-29
    days on market $318,000 Active 147 DOM
11. 2026-07-27
    days on market $318,000 Active 145 DOM
12. 2026-07-23
    days on market $318,000 Active 141 DOM
13. 2026-07-22
    days on market $318,000 Active 140 DOM
14. 2026-07-21
    days on market $318,000 Active 139 DOM
15. 2026-07-18
    days on market $318,000 Active 136 DOM
16. 2026-07-16
    days on market $318,000 Active 134 DOM
17. 2026-07-16
    days on market $318,000 Active 133 DOM
18. 2026-07-14
    days on market $318,000 Active 132 DOM
19. 2026-07-13
    days on market $318,000 Active 131 DOM
20. 2026-07-12
    days on market $318,000 Active 130 DOM
21. 2026-07-11
    days on market $318,000 Active 129 DOM
22. 2026-07-10
    days on market $318,000 Active 128 DOM
23. 2026-07-09
    days on market $318,000 Active 127 DOM
24. 2026-07-08
    days on market $318,000 Active 126 DOM
25. 2026-07-07
    days on market $318,000 Active 125 DOM
26. 2026-07-06
    days on market $318,000 Active 124 DOM
27. 2026-07-05
    days on market $318,000 Active 123 DOM
28. 2026-07-04
    days on market $318,000 Active 122 DOM
29. 2026-07-03
    days on market $318,000 Active 121 DOM
30. 2026-07-02
    days on market $318,000 Active 120 DOM
31. 2026-07-01
    days on market $318,000 Active 119 DOM
32. 2026-06-30
    days on market $318,000 Active 118 DOM
33. 2026-06-29
    days on market $318,000 Active 117 DOM
34. 2026-06-28
    days on market $318,000 Active 116 DOM
35. 2026-06-28
    days on market $318,000 Active 115 DOM
36. 2026-06-27
    days on market $318,000 Active 114 DOM
37. 2026-06-25
    days on market $318,000 Active 112 DOM
38. 2026-06-23
    days on market $318,000 Active 110 DOM
39. 2026-06-21
    days on market $318,000 Active 109 DOM
40. 2026-06-18
    days on market $318,000 Active 106 DOM
41. 2026-06-17
    days on market $318,000 Active 105 DOM
42. 2026-06-16
    days on market $318,000 Active 104 DOM
43. 2026-06-15
    days on market $318,000 Active 103 DOM
44. 2026-06-14
    days on market $318,000 Active 101 DOM
45. 2026-06-13
    days on market $318,000 Active 100 DOM
46. 2026-06-10
    days on market $318,000 Active 98 DOM
47. 2026-06-09
    days on market $318,000 Active 97 DOM
48. 2026-06-09
    price $318,000 Active 96 DOM
49. 2026-06-08
    days on market $316,000 Active 96 DOM
50. 2026-06-07
    days on market $316,000 Active 95 DOM

ⓘ 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: $32,432
• − Mortgage interest: −$18,329
• − Property taxes: −$4,908
• − Insurance: −$1,636
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − Depreciation: −$9,519
• Taxable loss: −$7,149
• Est. tax savings @ 24.0%: +$1,716
• After-tax cash flow: $202/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

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for significant value increases through minor updates and improvements.

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 improve curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen updates — Updating the kitchen can increase the home's value and appeal to a broader market. ↑
• Both Bathroom updates — Updating bathrooms can improve functionality and appeal to potential buyers/tenants. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can enhance the home's curb appeal and attract more buyers/tenants. ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Green T. Lindon Elementary School B+ LA #37/646 Nat'l #4,921/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

B Composite livability gradescore 78/100

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 · 280,930 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: 6% of renters

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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%

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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%

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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

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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

• 2026-03-04 Listed $316,000 Zillow