204 Central Village Way · Youngsville, LA 70592

$318,600

4 bd · 2.0 ba · 1,874 sqft · Land · 92 Days on market

Built 2026

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Receive up to $7,465 in incentives on this MOVE IN READY new construction home! Located in Central Village in Youngsville, this beautifully crafted home features the Emilia Craftsman floorplan with 4 bedrooms and 2 bathrooms across 1,874 square feet of well designed living space. The living area is both grand and inviting, highlighted by a cathedral ceiling and a ventless gas fireplace with a wood mantle and tile surround, creating a stunning focal point for gatherings and everyday living. Wood cased openings throughout the foyer, dining area, living area, and kitchen add warmth and architectural character, tying the spaces together seamlessly. The kitchen is equipped for convenience with a microwave and hood vent combo, while the primary bathroom offers a relaxing retreat with a custom tile shower featuring a fiberglass base and niche. Outside, enjoy enhanced curb appeal with an upgraded landscaping package and up to 10 pallets of sod, providing a polished look from day one. With its spacious layout, distinctive details, and desirable location in Central Village, this Emilia Craftsman home offers comfort, style, and functionality in one inviting package.

Key facts

• Wood cased openings
• Custom tile shower
• Cathedral ceiling

Tags

• EMILIA CRAFTSMAN FLOORPLAN
• CATHEDRAL CEILING
• VENTLESS GAS FIREPLACE
• WOOD CASED OPENINGS
• CUSTOM TILE SHOWER
• UPGRADED LANDSCAPING PACKAGE

Property features AI

Finance

• HOA & community: Homeowners association with professional management; Association fee $475 annually

Exterior

• Parking: 2 covered parking spaces; Garage (2 spaces)
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; New construction
• Construction: HardiPlank and frame construction; Composition roof
• Exterior features: Covered and open porch; Outdoor lighting; Pond on the property; No fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/oven; Kitchen island; Walk-in pantry; Stone counters
• Flooring: Tile; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings with cathedral and varied ceiling heights; Crown molding; Double vanity; Kitchen island; Separate shower; Walk-in pantry; Walk-in closets; Stone counters; Double pane windows; Ventless gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (17.0% below list).
• Recommended offer: $264k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% FRL); Youngsville Middle School (math 42% / reading 52%, grade D+, #37 of 218 statewide, top 18%, 646 students, 49% FRL); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL).
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 684 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 34% 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 92 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $264,482 (17.0% 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 92 days. Have you received any prior offers? Is the seller open to a 17% 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: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-62,289
• Equity at exit: $47,504

10-year hold

• IRR: -16.6%
• Equity multiple: 0.13×
• Total profit: $-77,450
• Equity at exit: $27,547

Cash invested: $89,208 (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: 684
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,671
• Tax est. 1.5%: −$398 /mo · $4,779/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-112

Break-even live

Break-even rent $2,787

Max offer price $302,341

Occupancy floor 99%

Sensitivity live

Price	-10% $108	-5% $-2	+0% $-112	+5% $-222	+10% $-333
Rent	-10% $-321	-5% $-217	+0% $-112	+5% $-8	+10% $97
Rate	-1.0pp $48	-0.5pp $-31	base $-112	+0.5pp $-195	+1.0pp $-279

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: $79,650
• Closing costs: $9,558
• 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	15d	1	0.28mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	45d	1	0.30mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	45d	1	0.49mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	45d	1	0.50mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	15d	1	0.60mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	23d	1	0.63mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	1.41mi

Listing history 9 events

1. 2026-06-05
   statusdays on marketlisting id $318,600 Active 92 DOM
2. 2026-06-03
   days on market $318,600 Contingent (Show) 169 DOM
3. 2026-06-02
   days on market $318,600 Contingent (Show) 168 DOM
4. 2026-06-01
   days on market $318,600 Contingent (Show) 167 DOM
5. 2026-05-31
   days on market $318,600 Contingent (Show) 166 DOM
6. 2026-05-30
   days on market $318,600 Contingent (Show) 165 DOM
7. 2026-04-06
   historical Contingent (Show)
8. 2026-03-04
   listed $318,600 Active 1175-char remark

   Show marketing remark (1175 chars)

   * Receive up to $7,465 in incentives on this MOVE IN READY new construction home! Located in Central Village in Youngsville, this beautifully crafted home features the Emilia Craftsman floorplan with 4 bedrooms and 2 bathrooms across 1,874 square feet of well designed living space. The living area is both grand and inviting, highlighted by a cathedral ceiling and a ventless gas fireplace with a wood mantle and tile surround, creating a stunning focal point for gatherings and everyday living. Wood cased openings throughout the foyer, dining area, living area, and kitchen add warmth and architectural character, tying the spaces together seamlessly. The kitchen is equipped for convenience with a microwave and hood vent combo, while the primary bathroom offers a relaxing retreat with a custom tile shower featuring a fiberglass base and niche. Outside, enjoy enhanced curb appeal with an upgraded landscaping package and up to 10 pallets of sod, providing a polished look from day one. With its spacious layout, distinctive details, and desirable location in Central Village, this Emilia Craftsman home offers comfort, style, and functionality in one inviting package.

9. 2025-12-16
   listed $318,600 Active

ⓘ 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: $31,738
• − Mortgage interest: −$17,847
• − Property taxes: −$4,779
• − Insurance: −$1,593
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − Depreciation: −$9,268
• Taxable loss: −$6,827
• Est. tax savings @ 24.0%: +$1,639
• After-tax cash flow: $290/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

+0.0% since first listed

3 events — show timeline

• 2026-04-06 Contingent — AcadianaMLS
• 2026-03-04 Listed $318,600 Zillow
• 2025-12-16 Listed $318,600 AcadianaMLS

Property tax history

+97.5%/yr

Latest (2025): $482 · +97.5% YoY. Source: county tax records.