🏗️ New Construction
308 Mastermind Blvd · Youngsville, LA
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +8.0/30.0
- ARV discount +7.5/15.0
- Schools +5.5/10.0
- Condition / age +4.8/5.0
- Livability +3.9/5.0
- Rent growth +2.9/5.0
- 1% rule +2.6/10.0
- DSCR +2.0/10.0
- Appreciation +0.0/10.0
$255,445
308 Mastermind Blvd · Youngsville, LA 70592
3 bd · 2.0 ba · 1,629 sqft · SingleFamily
· 100 Days on market
Built 2026
7,405 sqft lot
Garage
$33/mo HOA · 2% 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
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $255,445 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $266,952.
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 $-276 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $227k (11.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (20.6% below list).
- Recommended offer: $203k (20.6% 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); 811 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 100 days — a 9% lower offer ($232k) 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
$202,774
(20.6% 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 100 days. Have you received any prior offers? Is the seller open to a 21% 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
- 0.76% ✗
- Cap rate
- 5.05%
- Cash-on-cash
- -4.43%
- DSCR
- 0.80
- GRM
- 11.0
CMA / ARV
- ARV (median comp)
- $266,952
- List price
- $255,445
- Delta
- -4.31%
- 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%) | 2mo | $259,440 | $154 | 89 |
| 108 Mastermind Blvd | 0.12mi | 3/2.0 | 1,689 (+4%) | 3mo | $259,440 | $154 | 86 |
| 304 Mastermind Blvd | 0.04mi | 3/2.0 | 1,825 (+12%) | 1mo | $268,615 | $147 | 77 |
| 311 Adry Ln | 0.51mi | 3/2.0 | 1,618 (-1%) | 1mo | $240,000 | $148 | 74 |
| 208 Mastermind Blvd | 0.09mi | 3/2.0 | 1,825 (+12%) | 3mo | $269,370 | $148 | 73 |
| 209 Adry Ln | 0.63mi | 3/2.0 | 1,618 (-1%) | 2mo | $260,000 | $161 | 68 |
| 318 Adry Ln | 0.48mi | 4/2.0 (+1) | 1,684 (+3%) | 3mo | $260,000 | $154 | 64 |
| 204 Mastermind Blvd | 0.11mi | 4/2.0 (+1) | 1,858 (+14%) | 3mo | $272,650 | $147 | 64 |
| 204 Anza Dr | 0.53mi | 3/2.0 | 1,523 (-6%) | 2mo | $235,000 | $154 | 63 |
| 509 Braxton Dr | 0.64mi | 3/2.0 | 1,522 (-7%) | 4mo | $241,000 | $158 | 56 |
| 520 Braxton Dr | 0.61mi | 3/2.0 | 1,465 (-10%) | 2mo | $245,000 | $167 | 53 |
| 301 Adry Ln | 0.54mi | 3/2.0 | 1,386 (-15%) | 1mo | $240,000 | $173 | 49 |
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
- -25.3%
- Equity multiple
- 0.15×
- Total profit
- $-63,499
- Equity at exit
- $39,803
10-year hold
- IRR
- -26.2%
- Equity multiple
- -0.18×
- Total profit
- $-88,570
- Equity at exit
- $23,081
Cash invested: $74,746 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 54 active · 23 under contract
- Months of supply
- 9.5 mo (10%/mo absorbed)
- Median asking
- $265,990 ($153/sqft)
- Median days on market
- 141 d
- This list price
- 31% of active listings are priced below it
- ARV vs active asking
- +7.2% 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
- 811
- Price-to-rent
- 10.5×
Monthly cashflow live
↻
- Estimated rent
- $2,028 high interval (Pro) →
- Mortgage (P&I)
- −$1,400
- Tax est. 1.5%
- −$334 /mo · $4,004/yr
- Insurance
- −$111
- HOA
- −$33
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$426
- Net cashflow
- $-276
Break-even live
Break-even rent
$2,377
Max offer price
$227,024
Occupancy floor
—
Sensitivity live
| Price | -10% $-91 | -5% $-184 | +0% $-276 | +5% $-368 | +10% $-460 |
|---|---|---|---|---|---|
| Rent | -10% $-436 | -5% $-356 | +0% $-276 | +5% $-196 | +10% $-116 |
| Rate | -1.0pp $-141 | -0.5pp $-208 | base $-276 | +0.5pp $-345 | +1.0pp $-415 |
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
- $66,738
- Closing costs
- $8,009
- 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 5 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 | 93d | 1 | 0.71mi |
| 110 Canton Ct Youngsville, LA | 3.0 | 2.0 | 1423 | $1,995 | $1.40 | 93d | 1 | 0.79mi |
| 540 Guillot Rd Lot E Youngsville, LA | 4.0 | 2.0 | 1280 | $1,265 | $0.99 | 62d | 1 | 1.13mi |
| 210 Caillou Grove Rd Youngsville, LA | 4.0 | 2.0 | 1961 | $2,100 | $1.07 | 62d | 1 | 1.13mi |
| 106 Valcour Pl Youngsville, LA | 3.0 | 2.0 | 1495 | $1,950 | $1.30 | 93d | 1 | 1.21mi |
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
-
2026-08-08days on market $255,445 Active 100 DOM
-
2026-08-07days on market $255,445 Active 99 DOM
-
2026-08-06days on market $255,445 Active 98 DOM
-
2026-08-05days on market $255,445 Active 97 DOM
-
2026-08-04days on market $255,445 Active 96 DOM
-
2026-08-03days on market $255,445 Active 95 DOM
-
2026-07-31days on market $255,445 Active 92 DOM
-
2026-07-30days on market $255,445 Active 91 DOM
-
2026-07-29days on market $255,445 Active 90 DOM
-
2026-07-27days on market $255,445 Active 88 DOM
-
2026-07-23days on market $255,445 Active 84 DOM
-
2026-07-22days on market $255,445 Active 83 DOM
-
2026-07-21days on market $255,445 Active 82 DOM
-
2026-07-18days on market $255,445 Active 79 DOM
-
2026-07-16days on market $255,445 Active 77 DOM
-
2026-07-16days on market $255,445 Active 76 DOM
-
2026-07-14days on market $255,445 Active 75 DOM
-
2026-07-13days on market $255,445 Active 74 DOM
-
2026-07-12days on market $255,445 Active 73 DOM
-
2026-07-11days on market $255,445 Active 72 DOM
-
2026-07-10days on market $255,445 Active 71 DOM
-
2026-07-09days on market $255,445 Active 70 DOM
-
2026-07-08days on market $255,445 Active 69 DOM
-
2026-07-07days on market $255,445 Active 68 DOM
-
2026-07-06days on market $255,445 Active 67 DOM
-
2026-07-05days on market $255,445 Active 66 DOM
-
2026-07-04days on market $255,445 Active 65 DOM
-
2026-07-03days on market $255,445 Active 64 DOM
-
2026-07-02days on market $255,445 Active 63 DOM
-
2026-07-01days on market $255,445 Active 62 DOM
-
2026-06-30days on market $255,445 Active 61 DOM
-
2026-06-29days on market $255,445 Active 60 DOM
-
2026-06-28days on market $255,445 Active 59 DOM
-
2026-06-28days on market $255,445 Active 58 DOM
-
2026-06-27days on market $255,445 Active 57 DOM
-
2026-06-25days on market $255,445 Active 55 DOM
-
2026-06-23days on market $255,445 Active 53 DOM
-
2026-06-21days on market $255,445 Active 52 DOM
-
2026-06-18days on market $255,445 Active 49 DOM
-
2026-06-17days on market $255,445 Active 48 DOM
-
2026-06-16days on market $255,445 Active 47 DOM
-
2026-06-15days on market $255,445 Active 46 DOM
-
2026-06-14days on market $255,445 Active 44 DOM
-
2026-06-13days on market $255,445 Active 43 DOM
-
2026-06-10days on market $255,445 Active 41 DOM
-
2026-06-09days on market $255,445 Active 40 DOM
-
2026-06-08days on market $255,445 Active 39 DOM
-
2026-06-07days on market $255,445 Active 38 DOM
-
2026-06-05days on market $255,445 Active 35 DOM
-
2026-06-03days on market $255,445 Active 34 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
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,333
- − Mortgage interest
- −$14,953
- − Property taxes
- −$4,004
- − Insurance
- −$1,335
- − Repairs & maintenance
- −$1,947
- − Management
- −$1,947
- − HOA
- −$396
- − Depreciation
- −$7,766
- Taxable loss
- −$8,015
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,924
- After-tax cash flow
- $-1,388/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
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
- 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 |
|
||
| Utilities | 1 | $12B |
|
||
| Wholesale / Distribution | 1 | $5B |
|
||
| Advertising | 1 | $2B |
|
||
Price history
+0.0% since first listed2 events — show timeline
- 2026-05-01 Listed $255,445 Zillow
- 2026-04-30 Listed $255,445 AcadianaMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…