103 Elise Dr · Youngsville, LA 70592

$214,000

3 bd · 2.0 ba · 1,343 sqft · SingleFamily public records · 27 Days on market

Built 2007 6,534 sqft lot $159/sqft · 9% below area Est $237k · 10% under $29/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +11.9/15.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• 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

Perfect starter home or investment! Fantastic location, great price, 100% financing available with RD loan, did NOT flood and is NOT in flood zone! What else could you ask for? Schedule your appointment to view this cute as button home in the Village at Copperwood off Youngsville Highway just minutes away from Nunu's, Sugar Mill Pond, Youngsville Sports Complex and SO MUCH MORE! This beautiful, Platinum Homes, low maintenance home is 3 bedrooms, 2 bathrooms in 1,353 sqft. The living room is open to the dining room and kitchen and the master bedroom is spacious with beautiful en-suite bathroom. The split floor plan allows for complete privacy to the master bedroom. The two guest bedrooms are spacious with access to a nice sized guest bath. Outside, you can look forward to peaceful mornings enjoying your coffee in the covered patio with a gorgeous pergola. Highlights include; beautiful crown molding throughout, trey ceilings, wood floors in the master suite, a wood burning fireplace and a fabulous cul-de-sac location. Book your showing today!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $200k (6.4% below list).
• Recommended offer: $200k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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); 675 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $1k of loan paydown is wiped out by about $6k 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 27 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $162k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,382 (6.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $237,331
• List price: $214,000
• Delta: -9.83%
• 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 Quiet Meadows Dr	0.18mi	3/2.0	1,390 (+4%)	2mo	$220,000	$158	84
718 Copper Meadow Blvd	0.16mi	3/2.0	1,333 (-1%)	9mo	$220,000	$165	84
109 Satsuma Dr	0.34mi	3/2.0	1,272 (-5%)	0mo	$243,500	$191	75
107 Satsuma Dr	0.34mi	3/2.0	1,272 (-5%)	2mo	$220,000	$173	74
406 Quiet Meadows Dr	0.14mi	3/2.0	1,486 (+11%)	4mo	$234,000	$157	72
803 Copper Meadow Blvd	0.20mi	3/2.0	1,470 (+10%)	4mo	$245,000	$167	72
725 Copper Meadows Blvd	0.16mi	3/2.0	1,514 (+13%)	1mo	$235,000	$155	70
119 Romero St	0.10mi	2/1.0 (-1)	1,250 (-7%)	10mo	$145,000	$116	66
208 N Rushmore Ln	0.68mi	3/2.0	1,400 (+4%)	0mo	$216,000	$154	61
121 Romero St	0.11mi	2/1.0 (-1)	1,196 (-11%)	9mo	$113,000	$94	60
104 Queensford Way	0.61mi	3/2.0	1,493 (+11%)	1mo	$228,900	$153	52
107 Julenie Way	0.60mi	2/1.0 (-1)	1,412 (+5%)	10mo	$150,000	$106	47

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-24,104
• Equity at exit: $31,908

10-year hold

• IRR: -3.9%
• Equity multiple: 0.75×
• Total profit: $-14,736
• Equity at exit: $18,503

Cash invested: $59,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$89
• HOA: −$29
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $209

Break-even live

Break-even rent $1,740

Max offer price $214,000

Occupancy floor 85%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	13d	1	0.22mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	43d	1	0.33mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	43d	1	0.37mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	0.37mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	0.37mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	43d	1	0.37mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	43d	1	0.37mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	21d	1	0.37mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	0.41mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	43d	1	0.46mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	43d	1	0.65mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	43d	1	0.75mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	43d	1	1.03mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	43d	1	1.11mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	13d	14	1.12mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	13d	1	1.16mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	13d	6	1.42mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	43d	1	1.45mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	43d	1	1.46mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 29 events

1. 2026-06-18
   days on market $214,000 Active 27 DOM
2. 2026-06-17
   days on market $214,000 Active 26 DOM
3. 2026-06-16
   days on market $214,000 Active 25 DOM
4. 2026-06-15
   days on market $214,000 Active 24 DOM
5. 2026-06-14
   days on market $214,000 Active 22 DOM
6. 2026-06-13
   days on market $214,000 Active 21 DOM
7. 2026-06-10
   days on market $214,000 Active 19 DOM
8. 2026-06-09
   days on market $214,000 Active 18 DOM
9. 2026-06-09
   price $214,000 Active 17 DOM
10. 2026-06-08
    days on market $219,000 Active 17 DOM
11. 2026-06-07
    days on market $219,000 Active 16 DOM
12. 2026-06-05
    days on market $219,000 Active 13 DOM
13. 2026-06-03
    days on market $219,000 Active 12 DOM
14. 2026-06-02
    days on market $219,000 Active 11 DOM
15. 2026-06-01
    days on market $219,000 Active 10 DOM
16. 2026-05-31
    days on market $219,000 Active 9 DOM
17. 2026-05-30
    days on market $219,000 Active 8 DOM
18. 2026-05-15
    historical $219,000
19. 2024-06-26
    price $210,000
20. 2024-02-17
    listed $215,000 Active
21. 2018-06-21
    soldstatus $161,800
22. 2018-06-19
    soldstatus $161,800

    Show marketing remark (1057 chars)

    Perfect starter home or investment! Fantastic location, great price, 100% financing available with RD loan, did NOT flood and is NOT in flood zone! What else could you ask for? Schedule your appointment to view this cute as button home in the Village at Copperwood off Youngsville Highway just minutes away from Nunu's, Sugar Mill Pond, Youngsville Sports Complex and SO MUCH MORE! This beautiful, Platinum Homes, low maintenance home is 3 bedrooms, 2 bathrooms in 1,353 sqft. The living room is open to the dining room and kitchen and the master bedroom is spacious with beautiful en-suite bathroom. The split floor plan allows for complete privacy to the master bedroom. The two guest bedrooms are spacious with access to a nice sized guest bath. Outside, you can look forward to peaceful mornings enjoying your coffee in the covered patio with a gorgeous pergola. Highlights include; beautiful crown molding throughout, trey ceilings, wood floors in the master suite, a wood burning fireplace and a fabulous cul-de-sac location. Book your showing today!

23. 2018-02-28
    listed $172,500

    Show marketing remark (1057 chars)

    Perfect starter home or investment! Fantastic location, great price, 100% financing available with RD loan, did NOT flood and is NOT in flood zone! What else could you ask for? Schedule your appointment to view this cute as button home in the Village at Copperwood off Youngsville Highway just minutes away from Nunu's, Sugar Mill Pond, Youngsville Sports Complex and SO MUCH MORE! This beautiful, Platinum Homes, low maintenance home is 3 bedrooms, 2 bathrooms in 1,353 sqft. The living room is open to the dining room and kitchen and the master bedroom is spacious with beautiful en-suite bathroom. The split floor plan allows for complete privacy to the master bedroom. The two guest bedrooms are spacious with access to a nice sized guest bath. Outside, you can look forward to peaceful mornings enjoying your coffee in the covered patio with a gorgeous pergola. Highlights include; beautiful crown molding throughout, trey ceilings, wood floors in the master suite, a wood burning fireplace and a fabulous cul-de-sac location. Book your showing today!

24. 2017-08-09
    listed $177,900
25. 2012-08-22
    soldstatus $166,800
26. 2012-08-21
    soldstatus $166,800
27. 2012-07-05
    listed $166,800
28. 2007-10-19
    soldstatus $164,900
29. 2007-06-04
    listed $164,900

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $1,607 · $134/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 · 19 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: $24,046
• − Mortgage interest: −$11,987
• − Property taxes: −$1,607
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$348
• − Depreciation: −$6,225
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,754/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

• Census place: Youngsville, LA
• 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

+29.8% since first listed

14 events — show timeline

• 2026-06-08 Price Changed $214,000 AcadianaMLS
• 2026-05-22 Listed $219,000 AcadianaMLS
• 2026-05-15 Coming Soon $219,000 AcadianaMLS
• 2024-06-26 Price Changed $210,000 AcadianaMLS
• 2024-02-17 Listed $215,000 AcadianaMLS
• 2018-06-21 Sold (Public Records) $161,800 Public Records
• 2018-06-19 Sold (MLS) $161,800 AcadianaMLS
• 2018-02-28 Listed $172,500 AcadianaMLS
• 2017-08-09 Listed $177,900 AcadianaMLS
• 2012-08-22 Sold (Public Records) $166,800 Public Records
• 2012-08-21 Sold (MLS) $166,800 AcadianaMLS
• 2012-07-05 Listed $166,800 AcadianaMLS
• 2007-10-19 Sold (MLS) $164,900 AcadianaMLS
• 2007-06-04 Listed $164,900 AcadianaMLS

Property tax history

+4.5%/yr

Latest (2025): $1,607 · -1.2% YoY. Source: county tax records.