103 Beaufort Cir · Youngsville, LA 70592

$250,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 13 Days on market

Built 2005 7,405 sqft lot Est $273k · 8% under $35/mo HOA · 2% 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 +12.7/30.0
• ARV discount +11.3/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS NEW HOME HAS IT ALL! PLEASE DO YOUR CUSTOMERS A FAVOR AND SHOW THEM THIS FANTASTIC PLAN DESIGNED BY MICHAEL MURPHY. REALLY NICE FRONT ELEVATION, GREAT, SPLIT FLOOR PLAN TO INCLUDE BOTH FORMAL AND INFORMAL DINING AREAS, PRIVATE MASTER SUITE W/WALK-IN CLOSET AND HIS/HER VANITIES. OFFER 9' & 10' CEILINGS THROUGHOUT HOME, CORNER WOOD BURNING FIREPLACE. WOOD, CERAMIC AND CARPET FLOORING, CUSTOM CABINETS, GRANITE COUNTER TOPS IN KITCHEN, AND CUSTOM COLORS. BUILDER TO OFFER 2-10 HOME BUYER'S WARRANTY.

Key facts

• Pond
• Large yard
• Neighborhood pool

Tags

• NEIGHBORHOOD POOL
• PLAYGROUND
• POND
• GRANITE TILE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• LARGE YARD

Property features AI

Finance

• HOA & community: Monthly association fee of $35; Association amenities include pool and recreation facilities; Community features include pool, park, and playground

Exterior

• Parking: Garage parking for 2 vehicles (covered)
• Utilities: Public sewer; Electric service: SLEMCO; Gas service: TransLa
• Home design: Single-family residence
• Construction: Brick veneer and wood siding over frame construction; Composition roof
• Exterior features: Wood fencing; Covered porch; Shed(s), storage, and workshop structures; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas stove/convection range; Tile countertops
• Bedrooms: Walk-in closet(s) noted
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; Varied ceiling heights; Walk-in closets; Tile countertops; One wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (18.0% below list).
• Recommended offer: $205k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Youngsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $195k; 28% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,907 (18.0% 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: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $272,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Beaufort Cir	0.00mi	3/2.0	1,720 (-3%)	1mo	$252,500	$147	94
103 Lighthouse Point Cir	0.15mi	3/2.0	1,663 (-6%)	2mo	$264,000	$159	81
102 Lighthouse Point Cir	0.13mi	3/2.0	1,561 (-12%)	2mo	$240,000	$154	73
106 Twin Lakes Dr	0.23mi	3/3.0	1,895 (+7%)	3mo	$275,000	$145	71
108 Tapestry Cir	0.53mi	3/2.5	1,749 (-1%)	1mo	$297,000	$170	70
227 Cedar Grove Dr	0.56mi	3/2.0	1,722 (-3%)	2mo	$295,000	$171	67
1007 Southlake Cir	0.23mi	3/2.0	1,535 (-13%)	0mo	$205,000	$134	67
204 E Weeks Dr	0.13mi	3/2.0	1,524 (-14%)	6mo	$217,500	$143	66
132 Timber Edge Dr	0.56mi	3/2.0	1,657 (-6%)	7mo	$221,000	$133	57
214 Ethereal St	0.64mi	3/2.0	1,607 (-9%)	2mo	$250,990	$156	53
121 Vestige Cir	0.53mi	3/2.0	1,577 (-11%)	9mo	$250,000	$159	50
310 Ethereal St	0.68mi	4/2.0 (+1)	1,858 (+5%)	8mo	$280,000	$151	48

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-44,944
• Equity at exit: $37,276

10-year hold

• IRR: -13.7%
• Equity multiple: 0.25×
• Total profit: $-52,332
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$104
• HOA: −$35
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-26

Break-even live

Break-even rent $2,082

Max offer price $245,376

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	43d	1	0.21mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	21d	1	0.63mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	43d	1	0.66mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	43d	1	0.84mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	13d	69	0.88mi
114 Gadwall Dr Youngsville, LA	2.0	2.5	1305	$1,800	$1.38	43d	1	0.96mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	43d	1	1.03mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	13d	6	1.10mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	13d	1	1.13mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	21d	1	1.25mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	43d	1	1.25mi
103 Bijou Dr Lafayette, LA	3.0	2.0	1522	$2,100	$1.38	43d	1	1.31mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	13d	1	1.34mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	13d	1	1.35mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	13d	1	1.46mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-18
   listed $250,000 Active
3. 2005-07-29
   soldstatus $195,200 508-char remark

   Show marketing remark (508 chars)

   THIS NEW HOME HAS IT ALL! PLEASE DO YOUR CUSTOMERS A FAVOR AND SHOW THEM THIS FANTASTIC PLAN DESIGNED BY MICHAEL MURPHY. REALLY NICE FRONT ELEVATION, GREAT, SPLIT FLOOR PLAN TO INCLUDE BOTH FORMAL AND INFORMAL DINING AREAS, PRIVATE MASTER SUITE W/WALK-IN CLOSET AND HIS/HER VANITIES. OFFER 9' & 10' CEILINGS THROUGHOUT HOME, CORNER WOOD BURNING FIREPLACE. WOOD, CERAMIC AND CARPET FLOORING, CUSTOM CABINETS, GRANITE COUNTER TOPS IN KITCHEN, AND CUSTOM COLORS. BUILDER TO OFFER 2-10 HOME BUYER'S WARRANTY.

4. 2004-06-21
   listed $195,200 508-char remark

   Show marketing remark (508 chars)

   THIS NEW HOME HAS IT ALL! PLEASE DO YOUR CUSTOMERS A FAVOR AND SHOW THEM THIS FANTASTIC PLAN DESIGNED BY MICHAEL MURPHY. REALLY NICE FRONT ELEVATION, GREAT, SPLIT FLOOR PLAN TO INCLUDE BOTH FORMAL AND INFORMAL DINING AREAS, PRIVATE MASTER SUITE W/WALK-IN CLOSET AND HIS/HER VANITIES. OFFER 9' & 10' CEILINGS THROUGHOUT HOME, CORNER WOOD BURNING FIREPLACE. WOOD, CERAMIC AND CARPET FLOORING, CUSTOM CABINETS, GRANITE COUNTER TOPS IN KITCHEN, AND CUSTOM COLORS. BUILDER TO OFFER 2-10 HOME BUYER'S WARRANTY.

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,589
• − Mortgage interest: −$14,004
• − Property taxes: −$2,337
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$420
• − Depreciation: −$7,273
• Taxable loss: −$4,629
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $797/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

+28.1% since first listed

4 events — show timeline

• 2026-05-01 Pending — AcadianaMLS
• 2026-04-18 Listed $250,000 AcadianaMLS
• 2005-07-29 Sold (MLS) $195,200 AcadianaMLS
• 2004-06-21 Listed $195,200 AcadianaMLS

Property tax history

+4.1%/yr

Latest (2025): $2,337 · -1.2% YoY. Source: county tax records.