Oliver Plan · Youngsville, LA 70592

$315,500

4 bd · 2.0 ba · 1,790 sqft · SingleFamily · 106 Days on market

Excellent condition

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 2 garage spots
• Listed 106 days

🏗️ New construction. The $315,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,125.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $316k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (14.5% below list).
• Recommended offer: $270k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 35% 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 106 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $269,751 (14.5% 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 106 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $321,125
• List price: $315,500
• Delta: -1.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Central Village Way	0.13mi	4/2.0	1,874 (+5%)	0mo	$318,600	$170	86
226 Central Village Way	0.08mi	3/2.0 (-1)	1,767 (-1%)	7mo	$311,500	$176	83
203 Central Village Way	0.16mi	4/2.0	1,873 (+5%)	2mo	$318,500	$170	83
210 Central Village Way	0.09mi	3/2.5 (-1)	1,843 (+3%)	3mo	$317,000	$172	81
202 Central Village Way	0.14mi	3/2.0 (-1)	1,719 (-4%)	2mo	$302,200	$176	80
100 Rio Dr	0.18mi	3/2.5 (-1)	1,843 (+3%)	1mo	$321,900	$175	79
114 High Point Way	0.17mi	3/2.0 (-1)	1,702 (-5%)	1mo	$307,406	$181	78
200 Central Village Way	0.16mi	3/2.0 (-1)	1,639 (-8%)	0mo	$294,500	$180	73
228 Santander Dr	0.08mi	3/2.0 (-1)	2,006 (+12%)	1mo	$349,900	$174	70
202 San Sebastian Dr	0.25mi	3/2.0 (-1)	1,570 (-12%)	2mo	$299,000	$190	61
210 San Sebastian Dr	0.26mi	3/2.0 (-1)	1,597 (-11%)	5mo	$302,000	$189	61
101 Amaya Ave	0.74mi	4/2.0	1,563 (-13%)	5mo	$236,900	$152	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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-61,228
• Equity at exit: $47,881

10-year hold

• IRR: -15.7%
• Equity multiple: 0.17×
• Total profit: $-74,822
• Equity at exit: $27,765

Cash invested: $89,915 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$1,684
• Tax est. 1.5%: −$401 /mo · $4,817/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-88

Break-even live

Break-even rent $2,809

Max offer price $308,364

Occupancy floor 98%

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: $80,281
• Closing costs: $9,634
• 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	13d	1	0.21mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	43d	1	0.22mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	43d	1	0.53mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	43d	1	0.54mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	20d	1	0.67mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	13d	1	0.67mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $315,500 Active 106 DOM
2. 2026-06-17
   days on market $315,500 Active 105 DOM
3. 2026-06-16
   days on market $315,500 Active 104 DOM
4. 2026-06-15
   days on market $315,500 Active 103 DOM
5. 2026-06-14
   days on market $315,500 Active 101 DOM
6. 2026-06-13
   days on market $315,500 Active 100 DOM
7. 2026-06-10
   days on market $315,500 Active 98 DOM
8. 2026-06-09
   days on market $315,500 Active 97 DOM
9. 2026-06-09
   price $315,500 Active 96 DOM
10. 2026-06-08
    days on market $313,500 Active 96 DOM
11. 2026-06-07
    days on market $313,500 Active 95 DOM
12. 2026-06-05
    days on market $313,500 Active 92 DOM
13. 2026-06-03
    days on market $313,500 Active 91 DOM
14. 2026-06-02
    days on market $313,500 Active 90 DOM
15. 2026-06-01
    days on market $313,500 Active 89 DOM
16. 2026-05-31
    days on market $313,500 Active 88 DOM
17. 2026-05-30
    days on market $313,500 Active 87 DOM
18. 2026-03-04
    listed $313,500 Active 4-char remark

    Show marketing remark (4 chars)

    None

ⓘ 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: $32,370
• − Mortgage interest: −$17,988
• − Property taxes: −$4,817
• − Insurance: −$1,606
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$9,342
• Taxable loss: −$6,561
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $516/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would be a great investment.

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

1 event — show timeline

• 2026-03-04 Listed $313,500 Zillow