608 Braxton Dr · Youngsville, LA 70592

$266,500

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 30 Days on market

Built 2016 Est $249k · 7% over

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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 +13.8/30.0
• ARV discount +4.3/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**OFFER VERBALLY ACCEPTED AWAITING RELOCATION SIGNATURES** Well-maintained, situated on a corner lot, split floor plan, unbelievably cute, neutral colors, zoned to Youngsville schools, NEVER FLOODED, and NO CARPET! Seriously one of the better floor plans in this neighborhood situated on a unique and purposeful lot. Awesome curb appeal + corner lot with rear yard access makes this one stand out. Only being a few years old and beautifully maintained, you'll feel like you're getting a steal for this price point. Desirable open floor plan with larger than normal living room is ready for any lay out of furniture, TONS I mean TONS of nice natural light, open to the nicely sized dining space and adorable functional kitchen. Primary bedroom, bath, and walk-in closet is separate from the guest rooms so there is great privacy and space. You will love soaking in this tub! Both guest bedrooms are a good size, no carpet and great closet space in rooms with two storage closets in the hall. Sellers added an 8.5'x23' back patio extension to take advantage of the outdoor space. Back patio offers covered space, a wood burning fireplace, TV hook ups and space for a BBQ pit. No HOA also allows for parking of a boat or trailer outside the fence on the other side of your lot. Home qualifies for 100% Rural Development financing (0% down).

Key facts

• 2 garage spots
• Built 2016
• Listed 30 days

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Paved road frontage
• Construction: Brick veneer, HardiPlank, stucco and frame construction; Composition roof
• Exterior features: Wood fencing; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• Flooring: Tile flooring; Wood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Crown molding; Double vanity; Kitchen island; Separate shower; Varied ceiling heights; Vaulted ceilings; Walk-in closets; Granite counters; Window treatments; Two wood-burning fireplaces
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $25 ($300/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 $212k (20.4% below list).
• Recommended offer: $212k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL).
• Market conditions: Rents rising (+1.6%/yr); 684 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 30 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $212,069 (20.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $248,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Anza Dr	0.10mi	3/2.0	1,523 (-3%)	1mo	$235,000	$154	89
209 Adry Ln	0.12mi	3/2.0	1,618 (+3%)	1mo	$260,000	$161	89
509 Braxton Dr	0.12mi	3/2.0	1,522 (-3%)	2mo	$241,000	$158	87
520 Braxton Dr	0.07mi	3/2.0	1,465 (-7%)	1mo	$245,000	$167	84
318 Adry Ln	0.09mi	4/2.0 (+1)	1,684 (+7%)	1mo	$260,000	$154	78
101 Cebby Ln	0.37mi	3/2.0	1,532 (-3%)	3mo	$250,000	$163	76
118 Anza Dr	0.11mi	4/2.0 (+1)	1,684 (+7%)	5mo	$262,000	$156	74
214 Adry Ln	0.08mi	3/2.0	1,357 (-14%)	0mo	$225,000	$166	73
114 Fearless Ave	0.63mi	3/2.0	1,522 (-3%)	3mo	$252,400	$166	62
300 Afterglow Ln	0.51mi	3/2.0	1,689 (+7%)	3mo	$259,620	$154	62
108 Mastermind Blvd	0.55mi	3/2.0	1,689 (+7%)	2mo	$259,440	$154	61
300 Mastermind Blvd	0.57mi	3/2.0	1,689 (+7%)	1mo	$259,440	$154	60

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-44,521
• Equity at exit: $39,736

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-48,417
• Equity at exit: $23,042

Cash invested: $74,620 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$1,398
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $25

Break-even live

Break-even rent $2,089

Max offer price $266,500

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $100	+0% $25	+5% $-50	+10% $-126
Rent	-10% $-143	-5% $-59	+0% $25	+5% $109	+10% $193
Rate	-1.0pp $159	-0.5pp $93	base $25	+0.5pp $-44	+1.0pp $-114

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: $66,625
• Closing costs: $7,995
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	45d	1	1.28mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	1.38mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	15d	1	1.40mi

Listing history 29 events

1. 2026-06-21
   days on market $266,500 Active 30 DOM
2. 2026-06-18
   days on market $266,500 Active 27 DOM
3. 2026-06-17
   days on market $266,500 Active 26 DOM
4. 2026-06-16
   days on market $266,500 Active 25 DOM
5. 2026-06-15
   days on market $266,500 Active 24 DOM
6. 2026-06-14
   days on market $266,500 Active 22 DOM
7. 2026-06-13
   days on market $266,500 Active 21 DOM
8. 2026-06-10
   days on market $266,500 Active 19 DOM
9. 2026-06-09
   days on market $266,500 Active 18 DOM
10. 2026-06-08
    days on market $266,500 Active 17 DOM
11. 2026-06-07
    days on market $266,500 Active 16 DOM
12. 2026-06-05
    days on market $266,500 Active 13 DOM
13. 2026-06-03
    days on market $266,500 Active 12 DOM
14. 2026-06-02
    days on market $266,500 Active 11 DOM
15. 2026-06-01
    days on market $266,500 Active 10 DOM
16. 2026-05-31
    days on market $266,500 Active 9 DOM
17. 2026-05-30
    days on market $266,500 Active 8 DOM
18. 2026-05-22
    listed $266,500 Active
19. 2026-05-22
    historical $266,500
20. 2022-04-29
    soldstatus $250,000 Sold 1337-char remark

    Show marketing remark (1337 chars)

    **OFFER VERBALLY ACCEPTED AWAITING RELOCATION SIGNATURES** Well-maintained, situated on a corner lot, split floor plan, unbelievably cute, neutral colors, zoned to Youngsville schools, NEVER FLOODED, and NO CARPET! Seriously one of the better floor plans in this neighborhood situated on a unique and purposeful lot. Awesome curb appeal + corner lot with rear yard access makes this one stand out. Only being a few years old and beautifully maintained, you'll feel like you're getting a steal for this price point. Desirable open floor plan with larger than normal living room is ready for any lay out of furniture, TONS I mean TONS of nice natural light, open to the nicely sized dining space and adorable functional kitchen. Primary bedroom, bath, and walk-in closet is separate from the guest rooms so there is great privacy and space. You will love soaking in this tub! Both guest bedrooms are a good size, no carpet and great closet space in rooms with two storage closets in the hall. Sellers added an 8.5'x23' back patio extension to take advantage of the outdoor space. Back patio offers covered space, a wood burning fireplace, TV hook ups and space for a BBQ pit. No HOA also allows for parking of a boat or trailer outside the fence on the other side of your lot. Home qualifies for 100% Rural Development financing (0% down).

21. 2022-04-08
    status Pending 1337-char remark

    Show marketing remark (1337 chars)

    **OFFER VERBALLY ACCEPTED AWAITING RELOCATION SIGNATURES** Well-maintained, situated on a corner lot, split floor plan, unbelievably cute, neutral colors, zoned to Youngsville schools, NEVER FLOODED, and NO CARPET! Seriously one of the better floor plans in this neighborhood situated on a unique and purposeful lot. Awesome curb appeal + corner lot with rear yard access makes this one stand out. Only being a few years old and beautifully maintained, you'll feel like you're getting a steal for this price point. Desirable open floor plan with larger than normal living room is ready for any lay out of furniture, TONS I mean TONS of nice natural light, open to the nicely sized dining space and adorable functional kitchen. Primary bedroom, bath, and walk-in closet is separate from the guest rooms so there is great privacy and space. You will love soaking in this tub! Both guest bedrooms are a good size, no carpet and great closet space in rooms with two storage closets in the hall. Sellers added an 8.5'x23' back patio extension to take advantage of the outdoor space. Back patio offers covered space, a wood burning fireplace, TV hook ups and space for a BBQ pit. No HOA also allows for parking of a boat or trailer outside the fence on the other side of your lot. Home qualifies for 100% Rural Development financing (0% down).

22. 2022-03-31
    listed $245,000 Active 1337-char remark

    Show marketing remark (1337 chars)

    **OFFER VERBALLY ACCEPTED AWAITING RELOCATION SIGNATURES** Well-maintained, situated on a corner lot, split floor plan, unbelievably cute, neutral colors, zoned to Youngsville schools, NEVER FLOODED, and NO CARPET! Seriously one of the better floor plans in this neighborhood situated on a unique and purposeful lot. Awesome curb appeal + corner lot with rear yard access makes this one stand out. Only being a few years old and beautifully maintained, you'll feel like you're getting a steal for this price point. Desirable open floor plan with larger than normal living room is ready for any lay out of furniture, TONS I mean TONS of nice natural light, open to the nicely sized dining space and adorable functional kitchen. Primary bedroom, bath, and walk-in closet is separate from the guest rooms so there is great privacy and space. You will love soaking in this tub! Both guest bedrooms are a good size, no carpet and great closet space in rooms with two storage closets in the hall. Sellers added an 8.5'x23' back patio extension to take advantage of the outdoor space. Back patio offers covered space, a wood burning fireplace, TV hook ups and space for a BBQ pit. No HOA also allows for parking of a boat or trailer outside the fence on the other side of your lot. Home qualifies for 100% Rural Development financing (0% down).

23. 2017-07-28
    soldstatus $206,500 704-char remark

    Show marketing remark (704 chars)

    Qualifies for 100% Financing! DID NOT FLOOD DURING AUGUST 2016 RAIN. Looking for a corner lot? This is it! Three bedroom, two full bath new construction Fleur de Lis home with open living space. Spacious living room with wood burning fireplace and additional space for office, table, kids play area or whatever you can imagine. Vaulted and varied ceiling heights in living areas and bedrooms. Great kitchen space with granite counters, stainless appliances and island seating. Master bathroom features walk in closet, dual vanity, corner tub and custom tiled shower. Wood laminate and porcelain tile flooring throughout the home. Outdoor area with wood burning fireplace, ceiling fan and TV connections.

24. 2016-10-26
    listed $211,950 704-char remark

    Show marketing remark (704 chars)

    Qualifies for 100% Financing! DID NOT FLOOD DURING AUGUST 2016 RAIN. Looking for a corner lot? This is it! Three bedroom, two full bath new construction Fleur de Lis home with open living space. Spacious living room with wood burning fireplace and additional space for office, table, kids play area or whatever you can imagine. Vaulted and varied ceiling heights in living areas and bedrooms. Great kitchen space with granite counters, stainless appliances and island seating. Master bathroom features walk in closet, dual vanity, corner tub and custom tiled shower. Wood laminate and porcelain tile flooring throughout the home. Outdoor area with wood burning fireplace, ceiling fan and TV connections.

25. 2016-04-13
    listed $211,950
26. 2015-07-07
    listed $211,950
27. 2012-02-08
    listed $25,000
28. 2008-07-24
    listed $160,000
29. 2007-09-12
    listed $30,000

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $1,701 · $142/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: $25,448
• − Mortgage interest: −$14,928
• − Property taxes: −$1,701
• − Insurance: −$1,332
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,753
• Taxable loss: −$4,338
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,341/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

• 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

+788.3% since first listed

12 events — show timeline

• 2026-05-22 Listed $266,500 AcadianaMLS
• 2026-05-22 Coming Soon $266,500 AcadianaMLS
• 2022-04-29 Sold (MLS) $250,000 AcadianaMLS
• 2022-04-08 Pending — AcadianaMLS
• 2022-03-31 Listed $245,000 AcadianaMLS
• 2017-07-28 Sold (MLS) $206,500 AcadianaMLS
• 2016-10-26 Listed $211,950 AcadianaMLS
• 2016-04-13 Listed $211,950 AcadianaMLS
• 2015-07-07 Listed $211,950 AcadianaMLS
• 2012-02-08 Listed $25,000 AcadianaMLS
• 2008-07-24 Listed $160,000 AcadianaMLS
• 2007-09-12 Listed $30,000 AcadianaMLS

Property tax history

+24.3%/yr

Latest (2025): $1,701 · -1.3% YoY. Source: county tax records.