315 Forest Grove Dr · Youngsville, LA 70592

$285,000

4 bd · 2.5 ba · 2,467 sqft · SingleFamily public records · 8 Days on market

Built 2016 0.25 ac lot Est $501k · 43% under $30/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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Sugar Ridge in Beautiful Youngsville, LA. This is a 4 bedroom, 2/1 bath home. It has beautiful crown molding, designer colors, designer fixtures, wood laminate floors in foyer, dining room and living room and much more! The spacious living room with a fireplace has a view of your covered patio. The formal foyer is the perfect entryway into the formal dining room. The wonderful kitchen features stainless GE appliances, a gas stove, slab granite counter tops and an under mount 8'' stainless sink. Upstairs you'll find a spacious game room 3 additional bed rooms and a full bath.

Key facts

• Covered patio
• Wood laminate floors
• Designer colors

Tags

• CROWN MOLDING
• DESIGNER COLORS
• DESIGNER FIXTURES
• WOOD LAMINATE FLOORS
• COVERED PATIO
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $8 ($98/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 $237k (16.9% below list).
• Recommended offer: $237k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 9 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).
• This rent runs 31% 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $225k; 27% 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 $236,909 (16.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $500,801
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Forest Grove Dr	0.00mi	4/2.5	2,460 (-0%)	1mo	$275,000	$112	99
208 Cautillion Dr	0.21mi	4/2.5	2,460 (-0%)	4mo	$295,000	$120	86
123 Chemet Rd	0.34mi	4/3.0	2,491 (+1%)	2mo	$365,000	$147	79
101 Chemet Rd	0.38mi	4/3.0	2,349 (-5%)	3mo	$345,000	$147	70
102 Sugar Crest Dr	0.14mi	5/3.0 (+1)	2,720 (+10%)	0mo	$340,000	$125	69
206 Amsterdam Ave	0.63mi	4/3.5	2,479 (+0%)	2mo	$515,632	$208	64
208 Buenos Aires Ave	0.60mi	4/3.0	2,372 (-4%)	0mo	$499,899	$211	63
127 Cape Town Ave	0.50mi	4/3.0	2,270 (-8%)	1mo	$475,000	$209	60
110 Bruges Ln	0.59mi	4/3.0	2,244 (-9%)	2mo	$465,500	$207	54
214 Amsterdam Ave	0.61mi	4/3.0	2,205 (-11%)	4mo	$447,500	$203	49
102 Amsterdam Ave	0.66mi	4/2.5	2,179 (-12%)	2mo	$468,484	$215	48
204 Amsterdam Ave	0.67mi	4/3.0	2,119 (-14%)	1mo	$420,000	$198	43

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-48,869
• Equity at exit: $42,494

10-year hold

• IRR: -12.3%
• Equity multiple: 0.31×
• Total profit: $-54,688
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$119
• HOA: −$30
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $8

Break-even live

Break-even rent $2,359

Max offer price $285,000

Occupancy floor 95%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	21d	1	0.29mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	0.31mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	43d	1	1.15mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	1.22mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	43d	1	1.23mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.25mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.25mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	1.25mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	43d	1	1.37mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: gas

Listing history 9 events

1. 2026-03-26
   status Pending
2. 2026-03-18
   status Active
3. 2026-03-18
   listed $285,000 Active
4. 2023-04-06
   price $289,000
5. 2023-03-22
   price $295,000
6. 2023-03-04
   listed $300,000 Active
7. 2019-07-28
   listed $250,000
8. 2016-10-07
   soldstatus $225,100
9. 2016-05-23
   listed $225,100

ⓘ 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: $2,642 · $220/mo
• Projected year-2 tax: $2,642 · $220/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 2/10 Low FEMA zone X (unshaded) · 6% 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: $28,429
• − Mortgage interest: −$15,964
• − Property taxes: −$2,642
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$360
• − Depreciation: −$8,291
• Taxable loss: −$4,801
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $1,250/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

+26.6% since first listed

9 events — show timeline

• 2026-03-26 Pending — AcadianaMLS
• 2026-03-18 Relisted — AcadianaMLS
• 2026-03-18 Listed $285,000 AcadianaMLS
• 2023-04-06 Price Changed $289,000 AcadianaMLS
• 2023-03-22 Price Changed $295,000 AcadianaMLS
• 2023-03-04 Listed $300,000 AcadianaMLS
• 2019-07-28 Listed $250,000 AcadianaMLS
• 2016-10-07 Sold (MLS) $225,100 AcadianaMLS
• 2016-05-23 Listed $225,100 AcadianaMLS

Property tax history

+9.7%/yr

Latest (2025): $2,642 · -1.2% YoY. Source: county tax records.