Plymouth IV H - Garden Lot Plan · Youngsville, LA 70592

$229,990

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 506 Days on market

Poor condition

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedroom, Two Baths - Two Car Garage - Brick & Vinyl Exterior - Walk-In Master Closet - Walk-In Pantry - Optional Fireplace

Key facts

• Upgraded cabinetry
• Under mount sinks
• 2 garage spots

Tags

• ENERGY EFFICIENT HOMES
• FOUR SIDED BRICK EXTERIORS
• SOLID SURFACE COUNTERTOPS
• UNDER MOUNT SINKS
• UPGRADED CABINETRY
• BLACK MATTE PLUMBING FIXTURES

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,328.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (4.0% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: schools A+, employment A+, housing 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.
• Market conditions: Rents rising (+1.6%/yr); 675 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

• It's been on market 506 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,391 (12.0% 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 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $260,328
• List price: $229,990
• Delta: -11.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Tatum Ln	0.15mi	3/2.0	1,456 (0%)	1mo	$230,000	$158	92
227 Tatum Ln	0.15mi	3/2.0	1,463 (+0%)	4mo	$233,025	$159	89
145 Ridley Ln	0.03mi	4/2.0 (+1)	1,581 (+9%)	3mo	$256,663	$162	77
141 Ridley Ln	0.03mi	3/2.0	1,656 (+14%)	5mo	$251,990	$152	71
219 Tatum Ln	0.17mi	3/2.0	1,629 (+12%)	1mo	$241,448	$148	71
214 Tatum Ln	0.21mi	4/2.0 (+1)	1,568 (+8%)	2mo	$241,367	$154	71
139 Ridley Ln	0.04mi	3/2.0	1,656 (+14%)	7mo	$260,095	$157	70
234 Tatum Ln	0.18mi	4/2.0 (+1)	1,568 (+8%)	5mo	$238,358	$152	69
135 Ridley Ln	0.05mi	3/2.0	1,656 (+14%)	7mo	$260,365	$157	69
118 Ridley Ln	0.13mi	3/2.0	1,642 (+13%)	5mo	$256,679	$156	69
221 Tatum Ln	0.17mi	3/2.0	1,629 (+12%)	6mo	$244,916	$150	68
210 Tatum Ln	0.22mi	3/2.0	1,659 (+14%)	1mo	$250,752	$151	66

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-48,610
• Equity at exit: $38,816

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-58,518
• Equity at exit: $22,508

Cash invested: $72,892 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,905/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-55

Break-even live

Break-even rent $2,277

Max offer price $252,376

Occupancy floor 97%

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: $65,082
• Closing costs: $7,810
• 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	13d	1	0.03mi
4400 Chemin Metairie Pkwy Youngsville, LA	2.0–3.0	2.0	1200	$2,330	$1.94	13d	32	0.31mi

Listing history 18 events

1. 2026-06-18
   days on market $229,990 Active 506 DOM
2. 2026-06-17
   days on market $229,990 Active 505 DOM
3. 2026-06-16
   days on market $229,990 Active 504 DOM
4. 2026-06-15
   days on market $229,990 Active 503 DOM
5. 2026-06-14
   days on market $229,990 Active 501 DOM
6. 2026-06-13
   days on market $229,990 Active 500 DOM
7. 2026-06-10
   days on market $229,990 Active 498 DOM
8. 2026-06-09
   days on market $229,990 Active 497 DOM
9. 2026-06-08
   days on market $229,990 Active 496 DOM
10. 2026-06-07
    days on market $229,990 Active 495 DOM
11. 2026-06-05
    days on market $229,990 Active 492 DOM
12. 2026-06-03
    days on market $229,990 Active 491 DOM
13. 2026-06-02
    days on market $229,990 Active 490 DOM
14. 2026-06-01
    days on market $229,990 Active 489 DOM
15. 2026-05-31
    days on market $229,990 Active 488 DOM
16. 2026-05-30
    days on market $229,990 Active 487 DOM
17. 2026-03-23
    price $229,990 159-char remark

    Show marketing remark (159 chars)

    - Open Floor Plan - Three Bedroom, Two Baths - Two Car Garage - Brick & Vinyl Exterior - Walk-In Master Closet - Walk-In Pantry - Optional Fireplace

18. 2025-01-28
    listed $224,990 Active 159-char remark

    Show marketing remark (159 chars)

    - Open Floor Plan - Three Bedroom, Two Baths - Two Car Garage - Brick & Vinyl Exterior - Walk-In Master Closet - Walk-In Pantry - Optional Fireplace

ⓘ 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: $26,493
• − Mortgage interest: −$14,582
• − Property taxes: −$3,905
• − Insurance: −$1,302
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,573
• Taxable loss: −$5,108
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $567/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive exterior and interior renovations, including a new roof, siding, and flooring. Significant repairs are needed to the exterior and interior systems, and updates to the HVAC and plumbing are also required. Landscaping and painting will also improve the property's curb appeal and value.

Repairs flagged

• Major siding — Significant damage to the exterior siding is visible.
• Major brickwork — Significant damage to the brickwork is visible.
• Major roof — Significant damage to the roof is visible.
• Major flooring — The exterior suggests a need for replacement of flooring, which is not visible in the photos.
• Major interior systems — The exterior suggests a need for updates to the HVAC and plumbing systems, which are not visible in the photos.

Value-add opportunities

• Both exterior renovation — A new exterior will significantly improve the curb appeal and overall value of the property.
• Both interior renovation — A new interior will improve the living experience and increase the property's value.
• Both HVAC and plumbing updates — Upgrading these systems will improve the comfort and functionality of the home, increasing its value.
• Both landscaping — A well-maintained landscape will enhance the curb appeal and increase the property's value.
• Both paint — Fresh paint will improve the appearance of the home and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage to the exterior siding is visible.	Major	$15,000–50,000
brickwork · Significant damage to the brickwork is visible.	Major	$15,000–50,000
roof · Significant damage to the roof is visible.	Major	$15,000–50,000
flooring · The exterior suggests a need for replacement of flooring, which is not visible in the photos.	Major	$15,000–50,000
interior systems · The exterior suggests a need for updates to the HVAC and plumbing systems, which are not visible in the photos.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior renovation — A new exterior will significantly improve the curb appeal and overall value of the property. ↑
• Both interior renovation — A new interior will improve the living experience and increase the property's value. ↑
• Both HVAC and plumbing updates — Upgrading these systems will improve the comfort and functionality of the home, increasing its value. ↑
• Both landscaping — A well-maintained landscape will enhance the curb appeal and increase the property's value. ↑
• Both paint — Fresh paint will improve the appearance of the home and increase its value. ↑

ⓘ 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: 158,114
• 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

+2.2% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $229,990 Zillow
• 2025-01-28 Listed $224,990 Zillow