120 Roxanne Dr · Youngsville, LA 70592

$270,000

3 bd · 2.0 ba · 1,815 sqft · SingleFamily public records · 11 Days on market

Built 1974 0.73 ac lot $149/sqft · 10% below area Est $306k · 12% under

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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 +19.9/30.0
• ARV discount +12.8/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

Looking for country living yet still close to the amenities of the city? Then you definitely need to check out this beauty! Interior has been completely renovated in this 3 bedroom, 2 bath home situated on 3/4 of an acre. Walking through the front door you are greeting by lovely wood laminate flooring and an open floor plan perfect for entertaining. Your friends and family will enjoy congregating around the large kitchen island. The kitchen boasts gorgeous white cabinets, stainless steel appliances including the refrigerator and slab granite counter tops. There is even a large second living area that would make a great play area, craft area, TV room, or even home school room. The master suite includes a custom tiled shower plus dual closets.Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender. Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender.

Key facts

• 0.73 acre lot
• 3 parking spots
• Built 1974

Property features AI

Exterior

• Parking: Carport (covered, 3 spaces)
• Utilities: Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer and wood siding over frame construction; Composition roof
• Exterior features: Open porch; Porch; Shed(s); Chain link and wood fencing with gate

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove/convection
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Dual closets; Kitchen island; Walk-in closets; Granite counters; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $251k (7.0% below list).
• Recommended offer: $251k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% 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).
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y ago; this cycle's ask is 54% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $175k; list at $270k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $251,091 (7.0% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $306,306
• List price: $270,000
• Delta: -11.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Santander Dr	0.49mi	3/2.0	1,871 (+3%)	8mo	$340,000	$182	66
114 High Point Way	0.54mi	3/2.0	1,702 (-6%)	1mo	$307,406	$181	64
210 Central Village Way	0.65mi	3/2.5	1,843 (+2%)	3mo	$317,000	$172	62
226 Central Village Way	0.61mi	3/2.0	1,767 (-3%)	7mo	$311,500	$176	62
204 Central Village Way	0.71mi	4/2.0 (+1)	1,874 (+3%)	1mo	$318,600	$170	56
202 Central Village Way	0.72mi	3/2.0	1,719 (-5%)	2mo	$302,200	$176	56
203 Central Village Way	0.73mi	4/2.0 (+1)	1,873 (+3%)	2mo	$318,500	$170	54
228 Santander Dr	0.65mi	3/2.0	2,006 (+10%)	1mo	$349,900	$174	52
210 San Sebastian Dr	0.54mi	3/2.0	1,597 (-12%)	5mo	$302,000	$189	50
200 Central Village Way	0.73mi	3/2.0	1,639 (-10%)	0mo	$294,500	$180	49
202 San Sebastian Dr	0.57mi	3/2.0	1,570 (-14%)	2mo	$299,000	$190	49
208 San Marcos Dr	0.72mi	3/2.0	1,953 (+8%)	8mo	$390,000	$200	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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-34,291
• Equity at exit: $40,258

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-26,821
• Equity at exit: $23,345

Cash invested: $75,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$112
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $202

Break-even live

Break-even rent $2,256

Max offer price $270,000

Occupancy floor 87%

Sensitivity live

Price	-10% $354	-5% $278	+0% $202	+5% $125	+10% $49
Rent	-10% $3	-5% $102	+0% $202	+5% $301	+10% $400
Rate	-1.0pp $338	-0.5pp $270	base $202	+0.5pp $132	+1.0pp $60

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	44d	1	0.56mi
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	14d	1	0.67mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	44d	1	1.14mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	44d	1	1.15mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	22d	1	1.28mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	14d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $270,000 Active 11 DOM
2. 2026-06-17
   days on market $270,000 Active 10 DOM
3. 2026-06-16
   days on market $270,000 Active 9 DOM
4. 2026-06-15
   days on market $270,000 Active 8 DOM
5. 2026-06-14
   days on market $270,000 Active 6 DOM
6. 2026-06-13
   days on market $270,000 Active 5 DOM
7. 2026-06-10
   days on market $270,000 Active 3 DOM
8. 2026-06-09
   days on market $270,000 Active 2 DOM
9. 2026-06-09
   price $270,000 Active 1 DOM
10. 2026-06-08
    statusdays on market $280,000 Active 1 DOM
11. 2026-06-05
    days on market $280,000 Coming Soon 27 DOM
12. 2026-06-03
    days on market $280,000 Coming Soon 26 DOM
13. 2026-06-02
    days on market $280,000 Coming Soon 25 DOM
14. 2026-06-01
    days on market $280,000 Coming Soon 24 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-05-31
    days on market $280,000 Coming Soon 23 DOM
17. 2026-05-30
    days on market $280,000 Coming Soon 22 DOM
18. 2020-10-29
    soldstatus $175,000 1017-char remark

    Show marketing remark (1275 chars)

    Looking for country living yet still close to the amenities of the city? Then you definitely need to check out this beauty! Interior has been completely renovated in this 3 bedroom, 2 bath home situated on 3/4 of an acre. Walking through the front door you are greeting by lovely wood laminate flooring and an open floor plan perfect for entertaining. Your friends and family will enjoy congregating around the large kitchen island. The kitchen boasts gorgeous white cabinets, stainless steel appliances including the refrigerator and slab granite counter tops. There is even a large second living area that would make a great play area, craft area, TV room, or even home school room. The master suite includes a custom tiled shower plus dual closets.Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender. Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender.

19. 2020-10-29
    soldstatus $175,000

    Show marketing remark (1275 chars)

    Looking for country living yet still close to the amenities of the city? Then you definitely need to check out this beauty! Interior has been completely renovated in this 3 bedroom, 2 bath home situated on 3/4 of an acre. Walking through the front door you are greeting by lovely wood laminate flooring and an open floor plan perfect for entertaining. Your friends and family will enjoy congregating around the large kitchen island. The kitchen boasts gorgeous white cabinets, stainless steel appliances including the refrigerator and slab granite counter tops. There is even a large second living area that would make a great play area, craft area, TV room, or even home school room. The master suite includes a custom tiled shower plus dual closets.Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender. Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender.

20. 2020-08-19
    listed $175,000 1017-char remark

    Show marketing remark (1275 chars)

    Looking for country living yet still close to the amenities of the city? Then you definitely need to check out this beauty! Interior has been completely renovated in this 3 bedroom, 2 bath home situated on 3/4 of an acre. Walking through the front door you are greeting by lovely wood laminate flooring and an open floor plan perfect for entertaining. Your friends and family will enjoy congregating around the large kitchen island. The kitchen boasts gorgeous white cabinets, stainless steel appliances including the refrigerator and slab granite counter tops. There is even a large second living area that would make a great play area, craft area, TV room, or even home school room. The master suite includes a custom tiled shower plus dual closets.Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender. Outside is a large fenced yard, 3 car carport plus a large workshop. Flood insurance is currently $604 a year and is transferable to buyer. Motivated Seller!!! Schedule your appointment today! Up to $2,500 in closing cost assistance with preferred lender.

21. 2017-12-29
    soldstatus $152,000
22. 2017-12-28
    soldstatus $152,000

    Show marketing remark (604 chars)

    THIS HOME IS A MUST SEE! Country living with city access, and a completely renovated interior! Brand new beautiful open kitchen, living, dining space; large second living space perfect for an office, tv room, play room or homework center; separate laundry; new master bathroom with large tiled shower. Yard is fenced with mature trees, boasts a 4 ton AC unit and 4 year old duct work. Entire electrical rewired during remodel, with new plumbing to all new bathroom fixtures. Brand new ceiling fans throughout as well as an abundance of recessed lighting in living areas. Come on out and fall in love!

23. 2017-05-25
    listed $155,000

    Show marketing remark (604 chars)

    THIS HOME IS A MUST SEE! Country living with city access, and a completely renovated interior! Brand new beautiful open kitchen, living, dining space; large second living space perfect for an office, tv room, play room or homework center; separate laundry; new master bathroom with large tiled shower. Yard is fenced with mature trees, boasts a 4 ton AC unit and 4 year old duct work. Entire electrical rewired during remodel, with new plumbing to all new bathroom fixtures. Brand new ceiling fans throughout as well as an abundance of recessed lighting in living areas. Come on out and fall in love!

24. 2009-12-07
    listed $166,200

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,541 · $128/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 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $30,131
• − Mortgage interest: −$15,124
• − Property taxes: −$1,541
• − Insurance: −$2,852
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − Depreciation: −$7,855
• Taxable loss: −$2,062
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $2,914/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: 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

+62.5% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $270,000 AcadianaMLS
• 2026-06-08 Relisted — AcadianaMLS
• 2020-10-29 Sold (Public Records) $175,000 Public Records
• 2020-10-29 Sold (MLS) $175,000 AcadianaMLS
• 2020-08-19 Listed $175,000 AcadianaMLS
• 2017-12-29 Sold (Public Records) $152,000 Public Records
• 2017-12-28 Sold (MLS) $152,000 AcadianaMLS
• 2017-05-25 Listed $155,000 AcadianaMLS
• 2009-12-07 Listed $166,200 AcadianaMLS

Property tax history

+10.8%/yr

Latest (2025): $1,541 · -1.3% YoY. Source: county tax records.