8711 Champagne Dr · Youngsville, LA 70592

$89,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 41 Days on market

1.15 ac lot $70/sqft · 50% below area

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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
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME to this immaculate, well kept, 2011 Southern Estates 16x80 Mobile Home located in the Erath School District in Youngsville, LA. Situated on over an acre of unrestricted land, this property features a large covered carport, a nice deck for entertaining, and a small storage shed, equipped with electricity and running water. This home features three bedrooms and two full baths. The appliances and window treatments are to remain with the home. ACT FAST, because you dont want to miss this one. Schedule your viewing today!

Key facts

• Large kitchen island
• Modern flooring
• Abundant cabinetry

Tags

• LARGE RURAL LOT
• OPEN CONCEPT FLOOR PLAN
• LARGE KITCHEN ISLAND
• ABUNDANT CABINETRY
• GENEROUS LIVING AREAS
• MODERN FLOORING

Property features AI

Exterior

• Parking: Open parking
• Utilities: Electric service: Entergy
• Home design: Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Acreage

Interior

• Kitchen: Electric stove
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Separate shower; Varied ceiling heights; Walk-in closet(s); Formica counters; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leblanc Elementary School (math 43% / reading 53%, grade D, #144 of 646 statewide, top 22%, 689 students, 64% FRL); Erath Middle School (math 47% / reading 70%, grade B, #13 of 218 statewide, top 6%, 545 students, 55% FRL); Erath High School (math 62% / reading 67%, grade B-, #13 of 265 statewide, top 5%, 531 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; solid renter incomes; 228 units permitted in Vermilion Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.06% ✓
• Cap rate: 18.52%
• Cash-on-cash: 43.66%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (median comp): $181,180
• List price: $89,900
• Delta: -50.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.4%
• Equity multiple: 2.47×
• Total profit: $37,063
• Equity at exit: $13,404

10-year hold

• IRR: 41.5%
• Equity multiple: 4.66×
• Total profit: $92,099
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $849

Break-even live

Break-even rent $779

Max offer price $89,900

Occupancy floor 49%

Sensitivity live

Price	-10% $900	-5% $875	+0% $849	+5% $824	+10% $798
Rent	-10% $703	-5% $776	+0% $849	+5% $923	+10% $996
Rate	-1.0pp $895	-0.5pp $872	base $849	+0.5pp $826	+1.0pp $802

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $89,900 Active 41 DOM
2. 2026-06-17
   days on market $89,900 Active 40 DOM
3. 2026-06-16
   days on market $89,900 Active 39 DOM
4. 2026-06-15
   days on market $89,900 Active 38 DOM
5. 2026-06-14
   days on market $89,900 Active 36 DOM
6. 2026-06-13
   days on market $89,900 Active 35 DOM
7. 2026-06-10
   days on market $89,900 Active 33 DOM
8. 2026-06-09
   days on market $89,900 Active 32 DOM
9. 2026-06-08
   days on market $89,900 Active 31 DOM
10. 2026-06-07
    days on market $89,900 Active 30 DOM
11. 2026-06-03
    days on market $89,900 Active 26 DOM
12. 2026-06-02
    days on market $89,900 Active 25 DOM
13. 2026-06-01
    days on market $89,900 Active 24 DOM
14. 2026-05-31
    days on market $89,900 Active 23 DOM
15. 2026-05-30
    days on market $89,900 Active 22 DOM
16. 2026-05-08
    listed $89,900 Active 439-char remark
17. 2026-05-07
    listed $89,900 Active 570-char remark
18. 2018-09-25
    soldstatus $94,500
19. 2018-09-21
    soldstatus $94,500

    Show marketing remark (538 chars)

    WELCOME HOME to this immaculate, well kept, 2011 Southern Estates 16x80 Mobile Home located in the Erath School District in Youngsville, LA. Situated on over an acre of unrestricted land, this property features a large covered carport, a nice deck for entertaining, and a small storage shed, equipped with electricity and running water. This home features three bedrooms and two full baths. The appliances and window treatments are to remain with the home. ACT FAST, because you dont want to miss this one. Schedule your viewing today!

20. 2018-08-22
    listed $94,500

    Show marketing remark (538 chars)

    WELCOME HOME to this immaculate, well kept, 2011 Southern Estates 16x80 Mobile Home located in the Erath School District in Youngsville, LA. Situated on over an acre of unrestricted land, this property features a large covered carport, a nice deck for entertaining, and a small storage shed, equipped with electricity and running water. This home features three bedrooms and two full baths. The appliances and window treatments are to remain with the home. ACT FAST, because you dont want to miss this one. Schedule your viewing today!

21. 2018-01-19
    listed $94,700
22. 2011-06-08
    soldstatus $26,000
23. 2011-01-31
    listed $25,000

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$12/yr (+$1/mo · 2.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 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: $22,250
• − Mortgage interest: −$5,036
• − Property taxes: −$482
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$2,615
• Taxable income: $9,310
• Est. tax owed @ 24.0%: −$2,234
• After-tax cash flow: $7,957/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: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 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 (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

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 · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

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

+259.6% since first listed

8 events — show timeline

• 2026-05-08 Listed $89,900 AcadianaMLS
• 2026-05-07 Listed $89,900 AcadianaMLS
• 2018-09-25 Sold (Public Records) $94,500 Public Records
• 2018-09-21 Sold (MLS) $94,500 AcadianaMLS
• 2018-08-22 Listed $94,500 AcadianaMLS
• 2018-01-19 Listed $94,700 AcadianaMLS
• 2011-06-08 Sold (MLS) $26,000 AcadianaMLS
• 2011-01-31 Listed $25,000 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $482 · -0.1% YoY. Source: county tax records.