Is 308 Mastermind Blvd in Youngsville, LA a good investment?

CashFlowRE grades it D with a 5.6% cap rate and $-162/mo modeled cash flow at a $255,445 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 308 Mastermind Blvd?

The modeled cap rate is 5.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,210/month, from CashFlowRE's rent model.

🏗️ New Construction

D Composite 40.63

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 +10.0/30.0
ARV discount +7.5/15.0
Schools +5.5/10.0
Condition / age +4.8/5.0
Livability +3.9/5.0
1% rule +3.1/10.0
DSCR +2.9/10.0
Rent growth +2.9/5.0
Appreciation +0.0/10.0

$255,445

308 Mastermind Blvd · Youngsville, LA 70592

3 bd · 2.0 ba · 1,629 sqft · SingleFamily · 147 Days on market

Built 2026 Excellent condition 7,405 sqft lot Garage $33/mo HOA · 1% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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. * This Dalton IV A has an open floor plan with upgraded cabinets, additional gas line added & more. Special plan features: granite counters, stainless appliances, kitchen island, vinyl plank flooring in living room & all wet areas, 2 walk-in closets, garden tub & separate shower in primary bedroom, smart connect Wi-Fi thermostat, tankless gas water heater, radiant barrier roof decking, low E tilt-in windows, covered patio, post tension slab, fully sodded yard with seasonal landscaping & so much more!

Key facts

Open floor plan
Smart home package
Free refrigerator

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $248k (3.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (13.5% below list).
Recommended offer: $221k (13.5% 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: 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); 931 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 147 days — a 12% lower offer ($225k) 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 $221,008 (13.5% below list)

Questions for the listing agent

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?
It's been on market 147 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.81% ✗
Cap rate: 5.58%
Cash-on-cash: -2.56%
DSCR: 0.89
GRM: 10.2

CMA / ARV

ARV (median comp): $271,280
List price: $255,445
Delta: -5.84%
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
300 Mastermind Blvd	0.05mi	3/2.0	1,689 (+4%)	4mo	$259,440	$154	88
304 Mastermind Blvd	0.04mi	3/2.0	1,825 (+12%)	3mo	$268,615	$147	76
311 Adry Ln	0.51mi	3/2.0	1,618 (-1%)	3mo	$240,000	$148	73
208 Mastermind Blvd	0.09mi	3/2.0	1,825 (+12%)	4mo	$269,370	$148	72
312 Mastermind Blvd	0.02mi	4/2.0 (+1)	1,858 (+14%)	1mo	$272,855	$147	70
302 Mastermind Blvd	0.07mi	4/2.5 (+1)	1,833 (+12%)	0mo	$271,885	$148	69
209 Adry Ln	0.63mi	3/2.0	1,618 (-1%)	4mo	$260,000	$161	66
318 Adry Ln	0.48mi	4/2.0 (+1)	1,684 (+3%)	4mo	$260,000	$154	63
204 Anza Dr	0.53mi	3/2.0	1,523 (-6%)	4mo	$235,000	$154	62
520 Braxton Dr	0.61mi	3/2.0	1,465 (-10%)	4mo	$245,000	$167	52
300 Highland View Dr	0.74mi	3/2.0	1,467 (-10%)	0mo	$235,000	$160	48
301 Adry Ln	0.54mi	3/2.0	1,386 (-15%)	2mo	$240,000	$173	48

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: -22.1%
Equity multiple: 0.25×
Total profit: $-57,172
Equity at exit: $40,449

10-year hold

IRR: -19.7%
Equity multiple: 0.02×
Total profit: $-74,665
Equity at exit: $23,455

Cash invested: $75,958 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 56 active · 30 under contract
Months of supply: 8.8 mo (11%/mo absorbed)
Median asking: $259,945 ($153/sqft)
Median days on market: 166 d
This list price: 34% of active listings are priced below it
ARV vs active asking: +8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70592

Home prices YoY: -23.4%
Rents YoY: 1.6%
Active inventory: 931
Price-to-rent: 9.6×

Monthly cashflow live

Estimated rent: $2,210 high interval (Pro) →
Mortgage (P&I): −$1,423
Tax est. 1.5%: −$339 /mo · $4,069/yr
Insurance: −$113
HOA: −$33
Lot rent: −$0
Vacancy / Maint / Mgmt: −$464
Net cashflow: $-162

Break-even live

Break-even rent $2,415

Max offer price $247,868

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-68	+0% $-162	+5% $-256	+10% $-349
Rent	-10% $-336	-5% $-249	+0% $-162	+5% $-74	+10% $13
Rate	-1.0pp $-25	-0.5pp $-93	base $-162	+0.5pp $-232	+1.0pp $-304

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: $67,820
Closing costs: $8,138
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Bejeweled AVE Youngsville, LA	4.0	3.0	2075	$2,500	$1.20	0d	1	0.06mi
102 Kidd Ln Youngsville, LA	3.0	2.0	1216	$2,100	$1.73	2d	1	0.49mi
316 Adry Ln Youngsville, LA	3.0	2.0	1590	$2,100	$1.32	0d	1	0.50mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	139d	1	0.71mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	139d	1	0.79mi
801 Rolling Mill Ln Youngsville, LA	3.0	2.0	1374	$1,850	$1.35	6d	1	0.83mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	109d	1	1.13mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	109d	1	1.13mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	139d	1	1.21mi
231 Forest Grove Dr Youngsville, LA	3.0	2.0	1720	$1,900	$1.10	6d	1	1.30mi
721 Almonaster Rd #3 Youngsville, LA	2.0	2.5	1450	$1,500	$1.03	6d	1	1.44mi

Property features AI

Finance

Other: Community features: Other
HOA & community: Community has an associationAnnual association fee of $400Association covers accounting, grounds maintenance, and insuranceAssociation provides management

Exterior

Parking: 2 covered parking spaces2 total parking spacesHas garage (2 spaces)Has open parking
Utilities: Public sewerElectric service: SLEMCO
Home design: Single family residenceUnder constructionResidential zoning
Construction: Composition roofBrick veneer, stucco, vinyl siding, and frame construction
Exterior features: Exterior lightingCovered and open patios/porches

Interior

Kitchen: DishwasherDisposalMicrowaveElectric rangeKitchen islandGranite counters
Bedrooms: Bedroom 2Bedroom 3
Flooring: CarpetVinyl plank
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (Natural Gas)Central air conditioning
Interior features: High ceilingsDouble vanityDual closetsKitchen islandSeparate showerWalk-in closet(s)Dining roomLiving roomGranite counters
Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $33/mo · $396/yr

Likely covers: watergasinternetlandscaping

Listing history 50 events

2026-09-24

days on market $255,445 Active 147 DOM
2026-09-24

days on market $255,445 Active 146 DOM
2026-09-22

days on market $255,445 Active 145 DOM
2026-09-21

days on market $255,445 Active 144 DOM
2026-09-20

days on market $255,445 Active 143 DOM
2026-09-19

days on market $255,445 Active 142 DOM
2026-09-18

days on market $255,445 Active 141 DOM
2026-09-17

days on market $255,445 Active 140 DOM
2026-09-16

days on market $255,445 Active 139 DOM
2026-09-15

days on market $255,445 Active 138 DOM
2026-09-14

days on market $255,445 Active 137 DOM
2026-09-13

days on market $255,445 Active 136 DOM
2026-09-12

days on market $255,445 Active 135 DOM
2026-09-11

days on market $255,445 Active 134 DOM
2026-09-05

days on market $255,445 Active 128 DOM
2026-09-04

days on market $255,445 Active 127 DOM
2026-09-03

days on market $255,445 Active 126 DOM
2026-08-31

days on market $255,445 Active 123 DOM
2026-08-30

days on market $255,445 Active 122 DOM
2026-08-29

days on market $255,445 Active 121 DOM
2026-08-28

days on market $255,445 Active 120 DOM
2026-08-27

days on market $255,445 Active 119 DOM
2026-08-26

days on market $255,445 Active 118 DOM
2026-08-25

days on market $255,445 Active 117 DOM
2026-08-24

days on market $255,445 Active 116 DOM
2026-08-23

days on market $255,445 Active 115 DOM
2026-08-22

days on market $255,445 Active 114 DOM
2026-08-21

days on market $255,445 Active 113 DOM
2026-08-20

days on market $255,445 Active 112 DOM
2026-08-19

days on market $255,445 Active 111 DOM
2026-08-18

days on market $255,445 Active 110 DOM
2026-08-17

days on market $255,445 Active 109 DOM
2026-08-16

days on market $255,445 Active 108 DOM
2026-08-15

days on market $255,445 Active 107 DOM
2026-08-14

days on market $255,445 Active 106 DOM
2026-08-13

days on market $255,445 Active 105 DOM
2026-08-12

days on market $255,445 Active 104 DOM
2026-08-11

days on market $255,445 Active 103 DOM
2026-08-10

days on market $255,445 Active 102 DOM
2026-08-09

days on market $255,445 Active 101 DOM
2026-08-08

days on market $255,445 Active 100 DOM
2026-08-07

days on market $255,445 Active 99 DOM
2026-08-06

days on market $255,445 Active 98 DOM
2026-08-05

days on market $255,445 Active 97 DOM
2026-08-04

days on market $255,445 Active 96 DOM
2026-08-03

days on market $255,445 Active 95 DOM
2026-07-31

days on market $255,445 Active 92 DOM
2026-07-30

days on market $255,445 Active 91 DOM
2026-07-29

days on market $255,445 Active 90 DOM
2026-07-27

days on market $255,445 Active 88 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,521
− Mortgage interest: −$15,196
− Property taxes: −$4,069
− Insurance: −$1,356
− Repairs & maintenance: −$2,122
− Management: −$2,122
− HOA: −$396
− Depreciation: −$7,892
Taxable loss: −$6,632

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,592
After-tax cash flow: $-350/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 · 7 photos

Excellent 95/100 None rehab

This brand new construction home in Youngsville, Louisiana is in excellent condition with no repairs needed. It offers a good ROI with potential for further improvements in landscaping and smart home features.

Value-add opportunities

Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
Both Add smart home features — Improves convenience and can increase rental value ↑
Both Install smart security system — Enhances safety and can attract more buyers ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Green T. Lindon Elementary School B+ LA #37/646 Nat'l #4,921/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

B Composite livability gradescore 78/100

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 · 280,930 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: 6% of renters

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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

+0.0% since first listed

2 events — show timeline

2026-05-01 Listed $255,445 Zillow
2026-04-30 Listed $255,445 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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