321 Adry Ln · Youngsville, LA 70592

$229,999

3 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 191 Days on market

Built 2022 Good condition 5,227 sqft lot $163/sqft · 8% below area Est $249k · 8% under

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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 +18.9/30.0
• ARV discount +10.9/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 321 Adry Lane! This well-maintained home offers 1,393 square feet of comfortable living space with 3 bedrooms and 2 bathrooms. The open floor plan creates a seamless flow between the living and kitchen areas, highlighted with natural light and durable wood and tile flooring throughout the main living spaces. The kitchen features granite countertops and plenty of space for everyday living and entertaining. The spacious primary suite provides a relaxing retreat with a spa-like bathroom. Situated on a quiet no-exit street, the property includes a generously sized front and back yard that is just perfect for enjoying the outdoor space. Built just four years ago, this home offers modern features with the benefits of newer construction. Schedule your showing today!

Key facts

• Open floor plan
• Newer construction
• Spa-like bathroom

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• SPA-LIKE BATHROOM
• QUIET NO-EXIT STREET
• NEWER CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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 $214k (7.1% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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); 931 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 110d 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).

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

• It's been on market 191 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $202,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.93% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $248,697
• List price: $229,999
• Delta: -7.52%
• 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
301 Adry Ln	0.08mi	3/2.0	1,386 (-2%)	2mo	$240,000	$173	92
315 Adry Ln	0.03mi	3/2.0	1,356 (-4%)	9mo	$218,000	$161	85
214 Adry Ln	0.16mi	3/2.0	1,357 (-4%)	4mo	$225,000	$166	84
520 Braxton Dr	0.18mi	3/2.0	1,465 (+4%)	4mo	$245,000	$167	82
204 Anza Dr	0.08mi	3/2.0	1,523 (+8%)	4mo	$235,000	$154	80
105 Clint Ln	0.41mi	3/2.0	1,420 (+1%)	1mo	$227,000	$160	78
509 Braxton Dr	0.22mi	3/2.0	1,522 (+8%)	5mo	$241,000	$158	72
311 Adry Ln	0.05mi	3/2.0	1,618 (+15%)	3mo	$240,000	$148	70
209 Adry Ln	0.18mi	3/2.0	1,618 (+15%)	4mo	$260,000	$161	64
109 Braxton Dr	0.48mi	3/2.0	1,533 (+9%)	3mo	$254,500	$166	60
101 Cebby Ln	0.46mi	3/2.0	1,532 (+9%)	6mo	$250,000	$163	59
114 Fearless Ave	0.52mi	3/2.0	1,522 (+8%)	6mo	$252,400	$166	57

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-25,303
• Equity at exit: $34,294

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-14,517
• Equity at exit: $19,886

Cash invested: $64,400 (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: 20 active · 16 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $255,662 ($156/sqft)
• Median days on market: 189 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +13.3% above 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: 931
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $234

Break-even live

Break-even rent $1,842

Max offer price $229,999

Occupancy floor 84%

Sensitivity live

Price	-10% $364	-5% $299	+0% $234	+5% $169	+10% $103
Rent	-10% $65	-5% $149	+0% $234	+5% $318	+10% $403
Rate	-1.0pp $349	-0.5pp $292	base $234	+0.5pp $174	+1.0pp $113

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: $57,500
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Adry Ln Youngsville, LA	3.0	2.0	1590	$2,100	$1.32	1d	1	0.05mi
102 Kidd Ln Youngsville, LA	3.0	2.0	1216	$2,100	$1.73	2d	1	0.11mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	139d	1	1.13mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	139d	1	1.23mi
801 Rolling Mill Ln Youngsville, LA	3.0	2.0	1374	$1,850	$1.35	6d	1	1.24mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	139d	1	1.42mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	109d	1	1.43mi

Listing history 50 events

1. 2026-09-24
   days on market $229,999 Active 191 DOM
2. 2026-09-24
   days on market $229,999 Active 190 DOM
3. 2026-09-22
   days on market $229,999 Active 189 DOM
4. 2026-09-21
   days on market $229,999 Active 188 DOM
5. 2026-09-20
   days on market $229,999 Active 187 DOM
6. 2026-09-19
   days on market $229,999 Active 186 DOM
7. 2026-09-18
   days on market $229,999 Active 185 DOM
8. 2026-09-17
   days on market $229,999 Active 184 DOM
9. 2026-09-16
   days on market $229,999 Active 183 DOM
10. 2026-09-15
    days on market $229,999 Active 182 DOM
11. 2026-09-14
    days on market $229,999 Active 181 DOM
12. 2026-09-13
    days on market $229,999 Active 180 DOM
13. 2026-09-12
    days on market $229,999 Active 179 DOM
14. 2026-09-11
    days on market $229,999 Active 178 DOM
15. 2026-09-05
    days on market $229,999 Active 172 DOM
16. 2026-09-04
    days on market $229,999 Active 171 DOM
17. 2026-09-03
    days on market $229,999 Active 170 DOM
18. 2026-08-31
    days on market $229,999 Active 167 DOM
19. 2026-08-30
    days on market $229,999 Active 166 DOM
20. 2026-08-29
    pricedays on market $229,999 Active 165 DOM
21. 2026-08-28
    days on market $233,000 Active 164 DOM
22. 2026-08-27
    days on market $233,000 Active 163 DOM
23. 2026-08-26
    days on market $233,000 Active 162 DOM
24. 2026-08-25
    days on market $233,000 Active 161 DOM
25. 2026-08-24
    days on market $233,000 Active 160 DOM
26. 2026-08-23
    days on market $233,000 Active 159 DOM
27. 2026-08-22
    days on market $233,000 Active 158 DOM
28. 2026-08-21
    days on market $233,000 Active 157 DOM
29. 2026-08-20
    days on market $233,000 Active 156 DOM
30. 2026-08-19
    days on market $233,000 Active 155 DOM
31. 2026-08-18
    days on market $233,000 Active 154 DOM
32. 2026-08-17
    days on market $233,000 Active 153 DOM
33. 2026-08-16
    days on market $233,000 Active 152 DOM
34. 2026-08-15
    days on market $233,000 Active 151 DOM
35. 2026-08-14
    days on market $233,000 Active 150 DOM
36. 2026-08-13
    days on market $233,000 Active 149 DOM
37. 2026-08-12
    days on market $233,000 Active 148 DOM
38. 2026-08-11
    days on market $233,000 Active 147 DOM
39. 2026-08-10
    days on market $233,000 Active 146 DOM
40. 2026-08-09
    days on market $233,000 Active 145 DOM
41. 2026-08-08
    days on market $233,000 Active 144 DOM
42. 2026-08-07
    days on market $233,000 Active 143 DOM
43. 2026-08-06
    days on market $233,000 Active 142 DOM
44. 2026-08-05
    days on market $233,000 Active 141 DOM
45. 2026-08-04
    days on market $233,000 Active 140 DOM
46. 2026-08-03
    days on market $233,000 Active 139 DOM
47. 2026-07-31
    days on market $233,000 Active 136 DOM
48. 2026-07-30
    days on market $233,000 Active 135 DOM
49. 2026-07-29
    pricedays on market $233,000 Active 134 DOM
50. 2026-07-27
    days on market $235,000 Active 132 DOM

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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: $25,652
• − Mortgage interest: −$12,884
• − Property taxes: −$1,837
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$6,691
• Taxable loss: −$1,014
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $3,047/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 Cosmetic rehab Est. rehab $7,035–$21,105 screening

This well-maintained, modern home with a good condition score and recent construction offers a great balance of style and functionality.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

+5.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $235,000 AcadianaMLS
• 2026-03-17 Listed $240,000 AcadianaMLS
• 2022-08-15 Sold (MLS) $223,500 AcadianaMLS
• 2022-03-22 Pending — AcadianaMLS
• 2022-03-16 Listed $223,500 AcadianaMLS

Property tax history

+71.6%/yr

Latest (2025): $1,837 · -1.3% YoY. Source: county tax records.