213 Woodhaven Rd · Youngsville, LA 70592

$245,000

3 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 178 Days on market

Built 2014 6,534 sqft lot $145/sqft · at area comps Est $291k · 16% under $35/mo HOA · 2% of rent

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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).

• ARV discount +14.7/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is clean and move in condition. Split floor plan with main bedroom in separate wing. Kitchen, breakfast, dining and den has open floor plan. Main bath has separate shower and double walk in closet. Living area has a corner fireplace with gas log. Home freshly painted A computer nook is also a welcome feature. Many windows and view of roomy fenced in back yard with no other residents behind fence. Front of home also has open spacious patio/porch wrapped with wrought iron fencing

Key facts

• Open floor plan
• Computer nook
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OPEN FLOOR PLAN
• CORNER FIREPLACE
• DOUBLE WALK IN CLOSET
• COMPUTER NOOK
• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 $209k (14.6% below list).
• Recommended offer: $209k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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; 24 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).

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 178 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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: major flood risk; 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 $209,342 (14.6% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $291,477
• List price: $245,000
• Delta: -15.95%
• 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
103 Cricklade Ct	0.18mi	3/2.0	1,665 (-1%)	2mo	$218,000	$131	88
317 Arrowwood Rd	0.08mi	3/2.0	1,729 (+3%)	8mo	$215,000	$124	85
122 Bluegrass Creek Rd	0.20mi	3/2.0	1,642 (-2%)	3mo	$250,000	$152	84
106 Queensford Way	0.32mi	3/2.0	1,660 (-1%)	1mo	$236,000	$142	82
106 Doncaster Cir	0.28mi	3/2.0	1,672 (-1%)	6mo	$251,500	$150	81
104 Queensford Way	0.32mi	3/2.0	1,493 (-11%)	1mo	$228,900	$153	65
101 Cornish Pl	0.38mi	3/2.0	1,839 (+9%)	5mo	$270,000	$147	62
111 Cornish Pl	0.40mi	4/2.0 (+1)	1,848 (+10%)	4mo	$295,000	$160	57
1101 Fortune Rd	0.62mi	3/2.0	1,550 (-8%)	1mo	$200,000	$129	56
212 Bayou Parc Dr	0.66mi	4/2.0 (+1)	1,762 (+5%)	1mo	$315,000	$179	56
415 Crest Cir	0.66mi	3/2.0	1,535 (-9%)	0mo	$235,000	$153	54
125 Krieg Rd	0.57mi	3/2.0	1,925 (+14%)	0mo	$213,402	$111	49

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-38,690
• Equity at exit: $36,530

10-year hold

• IRR: -10.2%
• Equity multiple: 0.42×
• Total profit: $-40,065
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$102
• HOA: −$35
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $60

Break-even live

Break-even rent $2,017

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Woodhaven Rd Youngsville, LA	3.0	2.0	1982	$1,995	$1.01	13d	1	0.03mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	44d	1	0.20mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	44d	1	0.20mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	44d	1	0.89mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	13d	1	0.94mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	13d	1	1.06mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	13d	1	1.10mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	44d	1	1.11mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	44d	1	1.21mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	21d	1	1.23mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	1.25mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	44d	1	1.25mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	44d	1	1.25mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	1.25mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	44d	1	1.25mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	44d	1	1.25mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	13d	1	1.25mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	13d	14	1.30mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	44d	1	1.31mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	1.31mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	44d	1	1.36mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	44d	1	1.36mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	44d	1	1.37mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	44d	1	1.48mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gas

Listing history 12 events

1. 2026-05-07
   status Pending 490-char remark

   Show marketing remark (490 chars)

   Home is clean and move in condition. Split floor plan with main bedroom in separate wing. Kitchen, breakfast, dining and den has open floor plan. Main bath has separate shower and double walk in closet. Living area has a corner fireplace with gas log. Home freshly painted A computer nook is also a welcome feature. Many windows and view of roomy fenced in back yard with no other residents behind fence. Front of home also has open spacious patio/porch wrapped with wrought iron fencing

2. 2026-02-25
   price $245,000 490-char remark

   Show marketing remark (490 chars)

   Home is clean and move in condition. Split floor plan with main bedroom in separate wing. Kitchen, breakfast, dining and den has open floor plan. Main bath has separate shower and double walk in closet. Living area has a corner fireplace with gas log. Home freshly painted A computer nook is also a welcome feature. Many windows and view of roomy fenced in back yard with no other residents behind fence. Front of home also has open spacious patio/porch wrapped with wrought iron fencing

3. 2026-02-05
   price $249,900 490-char remark

   Show marketing remark (490 chars)

   Home is clean and move in condition. Split floor plan with main bedroom in separate wing. Kitchen, breakfast, dining and den has open floor plan. Main bath has separate shower and double walk in closet. Living area has a corner fireplace with gas log. Home freshly painted A computer nook is also a welcome feature. Many windows and view of roomy fenced in back yard with no other residents behind fence. Front of home also has open spacious patio/porch wrapped with wrought iron fencing

4. 2025-11-09
   listed $253,000 Active 490-char remark

   Show marketing remark (490 chars)

   Home is clean and move in condition. Split floor plan with main bedroom in separate wing. Kitchen, breakfast, dining and den has open floor plan. Main bath has separate shower and double walk in closet. Living area has a corner fireplace with gas log. Home freshly painted A computer nook is also a welcome feature. Many windows and view of roomy fenced in back yard with no other residents behind fence. Front of home also has open spacious patio/porch wrapped with wrought iron fencing

5. 2024-11-22
   historical $1,800
6. 2024-11-05
   price $1,800
7. 2024-10-19
   listed $1,900
8. 2019-06-05
   soldstatus $225,000
9. 2018-04-04
   listed $235,400
10. 2016-05-27
    listed $245,000
11. 2014-03-21
    soldstatus $215,900
12. 2013-11-27
    listed $215,900

ⓘ 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: $2,058 · $172/mo
• Projected year-2 tax: $2,058 · $172/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 6/10 Major FEMA zone X · 69% 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: $25,121
• − Mortgage interest: −$13,724
• − Property taxes: −$2,058
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$420
• − Depreciation: −$7,127
• Taxable loss: −$3,453
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,553/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

+13.5% since first listed

12 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-02-25 Price Changed $245,000 AcadianaMLS
• 2026-02-05 Price Changed $249,900 AcadianaMLS
• 2025-11-09 Listed $253,000 AcadianaMLS
• 2024-11-22 Rental Removed $1,800 RAAMLS
• 2024-11-05 Price Changed $1,800 RAAMLS
• 2024-10-19 Listed for Rent $1,900 RAAMLS
• 2019-06-05 Sold (Public Records) $225,000 Public Records
• 2018-04-04 Listed $235,400 AcadianaMLS
• 2016-05-27 Listed $245,000 AcadianaMLS
• 2014-03-21 Sold (MLS) $215,900 AcadianaMLS
• 2013-11-27 Listed $215,900 AcadianaMLS

Property tax history

+8.2%/yr

Latest (2025): $2,058 · -1.2% YoY. Source: county tax records.