209 Adry Ln · Youngsville, LA 70592

$260,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 240 Days on market

Built 2023 4,791 sqft lot Est $249k · at est.

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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 +14.1/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction home in Guillot Village Phase II! The Iris Heritage I is a beautiful floorplan that offers 3 bedrooms and 2 full baths. Wood wrapped lintels in living room. Kitchen includes a freestanding range with stainless appliances, 3cm granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring. Exterior of the home includes hydromulch and landscaping at front of home. *Ask us how you can save money by using our Preferred Lender and Title! * (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.)

Key facts

• Tiled backsplash
• Split floor plan
• Island with seating

Tags

• SPLIT FLOOR PLAN
• WOOD LAMINATE FLOORS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ISLAND WITH SEATING
• TILED BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $39 ($468/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 (18.4% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 240 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $212,121 (18.4% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $249,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Adry Ln	0.00mi	3/2.0	1,618 (0%)	1mo	$260,000	$161	100
204 Anza Dr	0.11mi	3/2.0	1,523 (-6%)	1mo	$235,000	$154	85
318 Adry Ln	0.18mi	4/2.0 (+1)	1,684 (+4%)	1mo	$260,000	$154	79
509 Braxton Dr	0.22mi	3/2.0	1,522 (-6%)	2mo	$241,000	$158	78
520 Braxton Dr	0.18mi	3/2.0	1,465 (-10%)	1mo	$245,000	$167	75
101 Cebby Ln	0.46mi	3/2.0	1,532 (-5%)	3mo	$250,000	$163	67
300 Afterglow Ln	0.55mi	3/2.0	1,689 (+4%)	3mo	$259,620	$154	65
300 Mastermind Blvd	0.63mi	3/2.0	1,689 (+4%)	1mo	$259,440	$154	62
108 Mastermind Blvd	0.63mi	3/2.0	1,689 (+4%)	2mo	$259,440	$154	62
208 Mastermind Blvd	0.64mi	3/2.0	1,825 (+13%)	1mo	$269,370	$148	48
202 Mastermind Blvd	0.67mi	3/2.0	1,825 (+13%)	2mo	$268,615	$147	46
204 Mastermind Blvd	0.62mi	4/2.0 (+1)	1,858 (+15%)	2mo	$272,650	$147	40

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-42,554
• Equity at exit: $38,767

10-year hold

• IRR: -11.0%
• Equity multiple: 0.38×
• Total profit: $-45,478
• Equity at exit: $22,480

Cash invested: $72,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $39

Break-even live

Break-even rent $2,072

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $186	-5% $113	+0% $39	+5% $-35	+10% $-108
Rent	-10% $-129	-5% $-45	+0% $39	+5% $123	+10% $207
Rate	-1.0pp $170	-0.5pp $105	base $39	+0.5pp $-28	+1.0pp $-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: $65,000
• Closing costs: $7,800
• 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	1.34mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	1.43mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	15d	1	1.49mi

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-01-27
   price $260,000
3. 2025-12-01
   price $267,000
4. 2025-09-30
   price $267,500
5. 2025-08-30
   listed $270,000 Active
6. 2023-07-14
   soldstatus $244,500 Sold 614-char remark

   Show marketing remark (614 chars)

   Under Construction home in Guillot Village Phase II! The Iris Heritage I is a beautiful floorplan that offers 3 bedrooms and 2 full baths. Wood wrapped lintels in living room. Kitchen includes a freestanding range with stainless appliances, 3cm granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring. Exterior of the home includes hydromulch and landscaping at front of home. *Ask us how you can save money by using our Preferred Lender and Title! * (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.)

7. 2023-03-29
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Under Construction home in Guillot Village Phase II! The Iris Heritage I is a beautiful floorplan that offers 3 bedrooms and 2 full baths. Wood wrapped lintels in living room. Kitchen includes a freestanding range with stainless appliances, 3cm granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring. Exterior of the home includes hydromulch and landscaping at front of home. *Ask us how you can save money by using our Preferred Lender and Title! * (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.)

8. 2023-02-02
   listed $244,500 Active 614-char remark

   Show marketing remark (614 chars)

   Under Construction home in Guillot Village Phase II! The Iris Heritage I is a beautiful floorplan that offers 3 bedrooms and 2 full baths. Wood wrapped lintels in living room. Kitchen includes a freestanding range with stainless appliances, 3cm granite countertops and custom built cabinets. Wood laminate, tile and carpet flooring. Exterior of the home includes hydromulch and landscaping at front of home. *Ask us how you can save money by using our Preferred Lender and Title! * (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.)

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $1,979 · $165/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: $25,455
• − Mortgage interest: −$14,564
• − Property taxes: −$1,979
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,564
• Taxable loss: −$4,025
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $1,434/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

+6.3% since first listed

8 events — show timeline

• 2026-04-27 Pending — AcadianaMLS
• 2026-01-27 Price Changed $260,000 AcadianaMLS
• 2025-12-01 Price Changed $267,000 AcadianaMLS
• 2025-09-30 Price Changed $267,500 AcadianaMLS
• 2025-08-30 Listed $270,000 AcadianaMLS
• 2023-07-14 Sold (MLS) $244,500 AcadianaMLS
• 2023-03-29 Pending — AcadianaMLS
• 2023-02-02 Listed $244,500 AcadianaMLS

Property tax history

+74.1%/yr

Latest (2025): $1,979 · -1.3% YoY. Source: county tax records.