404 Windsong Dr · Youngsville, LA 70592

$65,000

3 bd · 2.0 ba · 1,186 sqft · Manufactured public records · 93 Days on market

Built 1999 $55/sqft · 69% below area ↓ 6% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and clean single wide manufactured home located on a nice large treed lot with electric heat and central air. Home features 3 bedrooms, 2 baths, porch entry and a 1 car attached carport. 1186 square feet of gross living area above grade-information is from the FHA Appraisal which is deemed reliable but not guaranteed. Disclosure: Property is a manufactured home and may result in closing delays due to title requirements. Disclosure: FEMA flood zone A per FHA appraisal. "Property may be eligible for the FHA $100 down payment program. Ask your agent for details. "

Key facts

• Garage
• Built 1999
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.2% 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: 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); 682 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.
• Current owner paid $30k; list at $65k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.01% ✓
• Cap rate: 27.23%
• Cash-on-cash: 74.77%
• DSCR: 4.33
• GRM: 2.8

CMA / ARV

• ARV (median comp): $209,807
• List price: $65,000
• Delta: -69.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 2.77×
• Total profit: $32,166
• Equity at exit: $9,692

10-year hold

• IRR: 47.4%
• Equity multiple: 5.21×
• Total profit: $76,636
• Equity at exit: $5,620

Cash invested: $18,200 (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: 682
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $707

Break-even live

Break-even rent $1,063

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $744	-5% $726	+0% $707	+5% $689	+10% $671
Rent	-10% $553	-5% $630	+0% $707	+5% $785	+10% $862
Rate	-1.0pp $740	-0.5pp $724	base $707	+0.5pp $691	+1.0pp $673

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	14d	1	0.20mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	45d	1	0.35mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	22d	1	0.82mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	45d	1	0.83mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	22d	1	0.87mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	14d	14	1.09mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	45d	1	1.20mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	14d	69	1.24mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	45d	1	1.25mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	14d	6	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $65,000 Active 93 DOM
2. 2026-06-18
   days on market $65,000 Active 90 DOM
3. 2026-06-17
   days on market $65,000 Active 89 DOM
4. 2026-06-16
   days on market $65,000 Active 88 DOM
5. 2026-06-15
   days on market $65,000 Active 87 DOM
6. 2026-06-14
   days on market $65,000 Active 85 DOM
7. 2026-06-13
   days on market $65,000 Active 84 DOM
8. 2026-06-10
   days on market $65,000 Active 82 DOM
9. 2026-06-09
   days on market $65,000 Active 81 DOM
10. 2026-06-08
    days on market $65,000 Active 80 DOM
11. 2026-06-07
    days on market $65,000 Active 79 DOM
12. 2026-06-05
    days on market $65,000 Active 76 DOM
13. 2026-06-03
    days on market $65,000 Active 75 DOM
14. 2026-06-02
    days on market $65,000 Active 74 DOM
15. 2026-06-01
    pricedays on marketlisting id $65,000 Active 73 DOM
16. 2026-05-31
    pricedays on marketlisting id $55,000 Active 1 DOM
17. 2026-05-31
    days on market $65,000 Active 72 DOM
18. 2026-05-30
    days on market $65,000 Active 71 DOM
19. 2026-03-16
    listed $65,000 Active 582-char remark

    Show marketing remark (582 chars)

    Nice and clean single wide manufactured home located on a nice large treed lot with electric heat and central air. Home features 3 bedrooms, 2 baths, porch entry and a 1 car attached carport. 1186 square feet of gross living area above grade-information is from the FHA Appraisal which is deemed reliable but not guaranteed. Disclosure: Property is a manufactured home and may result in closing delays due to title requirements. Disclosure: FEMA flood zone A per FHA appraisal. "Property may be eligible for the FHA $100 down payment program. Ask your agent for details. "

20. 2012-01-09
    soldstatus $30,000 573-char remark

    Show marketing remark (573 chars)

    Nice and clean single wide manufactured home located on a nice large treed lot with electric heat and central air. Home features 3 bedrooms, 2 baths, porch entry and a 1 car attached carport. 1186 square feet of gross living area above grade-information is from the FHA Appraisal which is deemed reliable but not guaranteed. Disclosure: Property is a manufactured home and may result in closing delays due to title requirements. Disclosure: FEMA flood zone A per FHA appraisal. ''Property may be eligible for the FHA $100 down payment program. Ask your agent for details.''

21. 2011-11-03
    listed $33,000 573-char remark

    Show marketing remark (573 chars)

    Nice and clean single wide manufactured home located on a nice large treed lot with electric heat and central air. Home features 3 bedrooms, 2 baths, porch entry and a 1 car attached carport. 1186 square feet of gross living area above grade-information is from the FHA Appraisal which is deemed reliable but not guaranteed. Disclosure: Property is a manufactured home and may result in closing delays due to title requirements. Disclosure: FEMA flood zone A per FHA appraisal. ''Property may be eligible for the FHA $100 down payment program. Ask your agent for details.''

22. 2004-10-15
    soldstatus $67,000
23. 2004-06-15
    listed $69,000

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/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 9/10 Extreme FEMA zone AE · 99% 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: $23,505
• − Mortgage interest: −$3,641
• − Property taxes: −$546
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$1,891
• Taxable income: $8,222
• Est. tax owed @ 24.0%: −$1,973
• After-tax cash flow: $6,515/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: 24
• 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

-5.8% since first listed

5 events — show timeline

• 2026-03-16 Listed $65,000 Fizber.com
• 2012-01-09 Sold (MLS) $30,000 AcadianaMLS
• 2011-11-03 Listed $33,000 AcadianaMLS
• 2004-10-15 Sold (MLS) $67,000 AcadianaMLS
• 2004-06-15 Listed $69,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $546 · -1.3% YoY. Source: county tax records.