101 Folklore Dr · Youngsville, LA 70592

$279,524

4 bd · 2.0 ba · 1,858 sqft · SingleFamily

Built 2026 Excellent condition 8,276 sqft lot $33/mo HOA · 1% of rent

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

* SOLD BEFORE LISTED * Located on a CORNER LOT! Brand NEW Construction built by DSLD HOMES in Caneview Estates! The RIPLEY 5 A has an open floor plan with 4 bedrooms and 2 full bathrooms. This home includes upgraded cabinets, quartz counters, stainless appliances with a gas range, backsplash, undermount cabinet lighting, additional gas line added, luxury vinyl plank flooring added in bedrooms and more. Special plan features: kitchen island, double sink vanity, luxury vinyl plank flooring in living room & all wet areas, 2 walk-in closets, garden tub and separate shower in primary bedroom, smart connect wi-fi thermostat, post tension slab, fully sodded yard with seasonal landscaping, c

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $279,524 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,706.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (14.0% below list).
• Recommended offer: $240k (14.0% 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); 684 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $240,282 (14.0% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.82% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $291,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Maroon St	0.00mi	4/2.5	1,833 (-1%)	2mo	$272,865	$149	94
101 Embark Ln	0.00mi	4/2.0	1,684 (-9%)	3mo	$297,900	$177	82
108 Maroon St	0.00mi	3/2.0 (-1)	1,689 (-9%)	3mo	$262,231	$155	78
112 Maroon St	0.00mi	3/2.0 (-1)	1,689 (-9%)	3mo	$262,545	$155	78
118 Maroon St	0.00mi	3/2.0 (-1)	1,689 (-9%)	3mo	$262,802	$156	77
116 Maroon St	0.00mi	4/3.0	2,072 (+12%)	2mo	$291,516	$141	75
303 Lahasky Dr	0.35mi	3/2.0 (-1)	1,815 (-2%)	3mo	$295,000	$163	72
504 Beacon Dr	0.26mi	4/2.0	1,638 (-12%)	2mo	$275,000	$168	66
202 Rue Cordorcet	0.66mi	4/2.0	1,900 (+2%)	2mo	$260,000	$137	64
105 Croydon Ave	0.53mi	4/3.0	1,991 (+7%)	2mo	$311,630	$157	58
223 Preston Rose Ln	0.75mi	4/2.0	2,022 (+9%)	2mo	$320,100	$158	48
707 Iberia St	0.58mi	3/2.0 (-1)	1,626 (-12%)	0mo	$330,000	$203	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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-60,030
• Equity at exit: $43,494

10-year hold

• IRR: -18.7%
• Equity multiple: 0.05×
• Total profit: $-77,263
• Equity at exit: $25,221

Cash invested: $81,678 (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: 684
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$1,530
• Tax est. 1.5%: −$365 /mo · $4,376/yr
• Insurance: −$122
• HOA: −$33
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-151

Break-even live

Break-even rent $2,594

Max offer price $269,901

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-50	+0% $-151	+5% $-251	+10% $-352
Rent	-10% $-341	-5% $-246	+0% $-151	+5% $-56	+10% $39
Rate	-1.0pp $-4	-0.5pp $-76	base $-151	+0.5pp $-226	+1.0pp $-303

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: $72,926
• Closing costs: $8,751
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	45d	1	0.03mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	45d	1	0.03mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	45d	1	0.03mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	22d	1	0.16mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	45d	1	0.17mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	45d	1	0.27mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	45d	1	0.40mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	45d	1	0.84mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	22d	1	1.02mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	45d	1	1.06mi
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	45d	1	1.20mi
213 Woodhaven Rd Youngsville, LA	3.0	2.0	1982	$1,995	$1.01	15d	1	1.21mi
225 Woodhaven Rd Youngsville, LA	4.0	2.0	2270	$2,500	$1.10	45d	1	1.23mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	15d	1	1.25mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	45d	1	1.31mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	15d	6	1.32mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	45d	1	1.37mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	45d	1	1.41mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	15d	69	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gasinternetlandscaping

Listing history 1 events

1. 2026-05-13
   listed $279,524

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $28,834
• − Mortgage interest: −$16,340
• − Property taxes: −$4,376
• − Insurance: −$1,459
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − HOA: −$396
• − Depreciation: −$8,486
• Taxable loss: −$6,836
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-168/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 · 1 photo

Excellent 100/100 None rehab

This brand-new construction home in Caneview Estates is move-in ready with excellent condition and no visible repairs or maintenance needed.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Smart home integration — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Smart home integration — Improves convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-13 Listed $279,524 AcadianaMLS