206 Grimmon Rd · Youngsville, LA 70592

$313,553

4 bd · 2.0 ba · 2,029 sqft · SingleFamily · 52 Days on market

Built 2026 7,840 sqft lot $28/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Located on a Cul-De-Sac Lot! The Aubry III A has an open floor plan with 4 bedrooms & 2 full bathrooms. This home includes upgraded granite counters, backsplash, wood plank tile flooring, undermount cabinet lighting & more. Special features include: walk-in pantry, under-mount sinks, stainless appliances with a gas range, LED lighting package, garden tub and separate custom tiled shower with frameless shower door in master bath, smart connect Wi-Fi thermostat, covered patio, fully sodded yard with seasonal landscaping package, gas tankless water heater, post-tension slab & the list goes on!

Key facts

• Cul-de-sac lot
• Open floor plan
• New construction

Tags

• CUL-DE-SAC LOT
• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• WALK-IN PANTRY
• UNDER-MOUNT SINKS
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Zoned residential; Community features: Other
• HOA & community: Homeowners association with annual fee of $330; Association fee covers accounting, grounds maintenance, and insurance; Association provides management

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Has garage (2 spaces); Has open parking
• Utilities: Gas service by Atmos; Public sewer; Electric service by SLEMCO
• Home design: Single family residence; Currently under construction
• Construction: Brick veneer, stucco, and frame construction; Composition roof; No fencing listed
• Exterior features: Exterior lighting; Covered and open patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/convection
• Bedrooms: Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: High ceilings; Crown molding; Double vanity; Separate shower; Varied ceiling heights; Walk-in pantry; Walk-in closet(s); Dining room; Kitchen; Living room; Granite counters
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $313,553 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $363,319.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-735 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (27.2% below list).
• Recommended offer: $228k (27.2% below list) — sets the bar for 1% rule.

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: 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); 675 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $3k of loan paydown is wiped out by about $11k 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 52 days — a 3% lower offer ($304k) 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 $228,387 (27.2% 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 52 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.63% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.66%
• DSCR: 0.61
• GRM: 13.3

CMA / ARV

• ARV (median comp): $363,319
• List price: $313,553
• Delta: -13.70%
• 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
223 Preston Rose Ln	0.11mi	4/2.0	2,022 (-0%)	2mo	$320,100	$158	92
105 Croydon Ave	0.20mi	4/3.0	1,991 (-2%)	2mo	$311,630	$157	82
101 Harton Rd	0.29mi	4/2.5	2,187 (+8%)	3mo	$330,000	$151	69
202 Rue Cordorcet	0.63mi	4/2.0	1,900 (-6%)	2mo	$260,000	$137	59
116 Maroon St	0.71mi	4/3.0	2,072 (+2%)	2mo	$291,516	$141	58
110 Maroon St	0.71mi	4/3.0	2,072 (+2%)	4mo	$298,448	$144	57
205 Third St	0.43mi	4/4.0	2,258 (+11%)	2mo	$365,000	$162	52
616 Beacon Dr	0.68mi	3/2.5 (-1)	2,152 (+6%)	3mo	$346,000	$161	48
119 Maroon St	0.71mi	4/2.5	1,833 (-10%)	2mo	$272,865	$149	47
214 Forest Grove Dr	0.73mi	3/2.0 (-1)	1,863 (-8%)	2mo	$261,900	$141	46
102 Travellers Palm Way	0.71mi	4/3.0	2,262 (+12%)	3mo	$477,330	$211	42
127 Cape Town Ave	0.74mi	4/3.0	2,270 (+12%)	1mo	$475,000	$209	41

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: -33.1%
• Equity multiple: -0.07×
• Total profit: $-108,667
• Equity at exit: $54,172

10-year hold

• IRR: -48.9%
• Equity multiple: -0.64×
• Total profit: $-166,883
• Equity at exit: $31,413

Cash invested: $101,729 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,905
• Tax est. 1.5%: −$454 /mo · $5,450/yr
• Insurance: −$151
• HOA: −$28
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-735

Break-even live

Break-even rent $3,214

Max offer price $257,027

Occupancy floor —

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: $90,830
• Closing costs: $10,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	43d	1	0.49mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	20d	1	0.71mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	0.73mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	0.73mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	0.73mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	43d	1	0.73mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	20d	1	0.80mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	43d	1	0.86mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	43d	1	0.90mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	43d	1	0.92mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	0.96mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	43d	1	0.98mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	43d	1	1.03mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	43d	1	1.16mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	43d	1	1.21mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	13d	69	1.32mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: watergasinternetlandscaping

Listing history 18 events

1. 2026-06-18
   days on market $313,553 Active 52 DOM
2. 2026-06-17
   days on market $313,553 Active 51 DOM
3. 2026-06-16
   days on market $313,553 Active 50 DOM
4. 2026-06-15
   days on market $313,553 Active 49 DOM
5. 2026-06-14
   days on market $313,553 Active 47 DOM
6. 2026-06-13
   days on market $313,553 Active 46 DOM
7. 2026-06-10
   days on market $313,553 Active 44 DOM
8. 2026-06-09
   days on market $313,553 Active 43 DOM
9. 2026-06-08
   days on market $313,553 Active 42 DOM
10. 2026-06-07
    days on market $313,553 Active 41 DOM
11. 2026-06-05
    days on market $313,553 Active 38 DOM
12. 2026-06-03
    days on market $313,553 Active 37 DOM
13. 2026-06-02
    days on market $313,553 Active 36 DOM
14. 2026-06-01
    days on market $313,553 Active 35 DOM
15. 2026-05-31
    days on market $313,553 Active 34 DOM
16. 2026-05-30
    days on market $313,553 Active 33 DOM
17. 2026-04-27
    listed $313,553 Active 744-char remark

    Show marketing remark (744 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Located on a Cul-De-Sac Lot! The Aubry III A has an open floor plan with 4 bedrooms & 2 full bathrooms. This home includes upgraded granite counters, backsplash, wood plank tile flooring, undermount cabinet lighting & more. Special features include: walk-in pantry, under-mount sinks, stainless appliances with a gas range, LED lighting package, garden tub and separate custom tiled shower with frameless shower door in master bath, smart connect Wi-Fi thermostat, covered patio, fully sodded yard with seasonal landscaping package, gas tankless water heater, post-tension slab & the list goes on!

18. 2026-04-27
    listed $313,553 Active 763-char remark

    Show marketing remark (744 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * Located on a Cul-De-Sac Lot! The Aubry III A has an open floor plan with 4 bedrooms & 2 full bathrooms. This home includes upgraded granite counters, backsplash, wood plank tile flooring, undermount cabinet lighting & more. Special features include: walk-in pantry, under-mount sinks, stainless appliances with a gas range, LED lighting package, garden tub and separate custom tiled shower with frameless shower door in master bath, smart connect Wi-Fi thermostat, covered patio, fully sodded yard with seasonal landscaping package, gas tankless water heater, post-tension slab & the list goes on!

ⓘ 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: $27,406
• − Mortgage interest: −$20,352
• − Property taxes: −$5,450
• − Insurance: −$1,817
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$336
• − Depreciation: −$10,569
• Taxable loss: −$15,502
• Est. tax savings @ 24.0%: +$3,720
• After-tax cash flow: $-5,094/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

2 events — show timeline

• 2026-04-27 Listed $313,553 Zillow
• 2026-04-27 Listed $313,553 AcadianaMLS