101 Batesburg Way · Youngsville, LA 70592

$229,000

3 bd · 2.0 ba · 1,453 sqft · SingleFamily public records · 107 Days on market

Built 2021 0.50 ac lot $158/sqft · 15% below area Est $268k · 14% under $30/mo HOA · 1% of rent

---

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 +17.3/30.0
• ARV discount +14.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• 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

This beautifully maintained 3-bedroom, 2-bath residence offering 1,447 square feet combines modern comfort with peaceful surroundings. Designed with an open-concept floor plan, the home flows effortlessly, creating an inviting space ideal for both everyday living and entertaining. Step outside and experience one of the home's most desirable features--complete backyard privacy with no rear neighbors and a tranquil wooded backdrop, providing a quiet and relaxing setting rarely found at this price point. Proudly owned by the original owner, the home has been meticulously cared for, offering the feel of new construction without the premium price tag. Every detail reflects pride of ownership both inside and out. Technology meets convenience with a fully integrated smart home system, including a Smart Control Panel, Honeywell T6 Pro Z-Wave thermostat, Kwikset SmartCode 888 smart lock, Eaton Z-Wave switch, and SkyBell video doorbell, all seamlessly connected through the Alarm.com app for effortless control and security. To make your move even easier, all major appliances remain, including the refrigerator, washer, and dryer, all securing camera stay and all furniture is negotiable in the sale, making this home truly move-in ready from day one. Worried about Flood Zones, don't be, City of Youngsville has Applied to FEMA to have THE FLOOD MAP in this Sub Division, including this HOME (LOT 111), Revised to change the current Flood Zone to Flood Zone X (LOMR) see documents folder. Schedule your private showing today and experience Verot Park living at its finest.

Key facts

• Qolsys iq panel
• Wooded area
• 0.5 acre lot

Tags

• VEROT PARK SUBDIVISION
• WOODED AREA
• NO BACK YARD NEIGHBORS
• SMART HOME TECHNOLOGIES
• QOLSYS IQ PANEL
• KWIKSET SMARTCODE888 DEADBOLT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $41 ($495/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 $209k (8.9% below list).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: schools A+, employment A+, housing 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.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 107 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $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 $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $267,556
• List price: $229,000
• Delta: -14.41%
• 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
216 Caldwell Sugar Rd	0.12mi	3/2.0	1,513 (+4%)	15mo	$233,000	$154	75
105 Glenfield St	0.25mi	3/2.0	1,339 (-8%)	2mo	$220,000	$164	74
208 Caldwell Sugar Rd	0.08mi	4/2.0 (+1)	1,563 (+8%)	7mo	$239,000	$153	73
101 Amaya Ave	0.12mi	4/2.0 (+1)	1,563 (+8%)	5mo	$236,900	$152	73
107 Abbeywood Ct	0.24mi	3/2.0	1,447 (-0%)	23mo	$228,500	$158	69
202 Caldwell Sugar Rd	0.05mi	3/2.0	1,320 (-9%)	20mo	$206,000	$156	66
119 Glenfield Dr	0.18mi	3/2.0	1,364 (-6%)	21mo	$206,700	$152	64
404 Caldwell Sugar Rd	0.14mi	3/2.0	1,620 (+12%)	15mo	$220,000	$136	62
106 Abbeywood Ct	0.25mi	3/2.0	1,613 (+11%)	19mo	$247,500	$153	55
111 Abbeywood Ct	0.23mi	3/2.0	1,616 (+11%)	21mo	$239,900	$148	53
200 Central Village Way	0.59mi	3/2.0	1,639 (+13%)	0mo	$294,500	$180	51
113 San Sebastian Dr	0.72mi	3/2.0	1,594 (+10%)	13mo	$295,000	$185	40

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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-37,231
• Equity at exit: $34,145

10-year hold

• IRR: -11.0%
• Equity multiple: 0.38×
• Total profit: $-40,014
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$95
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$30
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $41

Break-even live

Break-even rent $2,033

Max offer price $229,000

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $106	+0% $41	+5% $-24	+10% $-88
Rent	-10% $-124	-5% $-41	+0% $41	+5% $124	+10% $206
Rate	-1.0pp $157	-0.5pp $99	base $41	+0.5pp $-18	+1.0pp $-78

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	14d	1	0.04mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	21d	1	0.22mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	44d	1	0.27mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	14d	6	1.35mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	14d	69	1.38mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	44d	1	1.45mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-18
   days on market $229,000 Active 107 DOM
2. 2026-06-17
   days on market $229,000 Active 106 DOM
3. 2026-06-16
   days on market $229,000 Active 105 DOM
4. 2026-06-15
   days on market $229,000 Active 104 DOM
5. 2026-06-14
   days on market $229,000 Active 102 DOM
6. 2026-06-13
   days on market $229,000 Active 101 DOM
7. 2026-06-10
   days on market $229,000 Active 99 DOM
8. 2026-06-09
   days on market $229,000 Active 98 DOM
9. 2026-06-08
   days on market $229,000 Active 97 DOM
10. 2026-06-07
    days on market $229,000 Active 96 DOM
11. 2026-06-05
    days on market $229,000 Active 93 DOM
12. 2026-06-03
    days on market $229,000 Active 92 DOM
13. 2026-06-02
    days on market $229,000 Active 91 DOM
14. 2026-06-01
    days on market $229,000 Active 90 DOM
15. 2026-05-31
    days on market $229,000 Active 89 DOM
16. 2026-05-30
    days on market $229,000 Active 88 DOM
17. 2026-03-23
    price $229,000 1578-char remark

    Show marketing remark (1578 chars)

    This beautifully maintained 3-bedroom, 2-bath residence offering 1,447 square feet combines modern comfort with peaceful surroundings. Designed with an open-concept floor plan, the home flows effortlessly, creating an inviting space ideal for both everyday living and entertaining. Step outside and experience one of the home's most desirable features--complete backyard privacy with no rear neighbors and a tranquil wooded backdrop, providing a quiet and relaxing setting rarely found at this price point. Proudly owned by the original owner, the home has been meticulously cared for, offering the feel of new construction without the premium price tag. Every detail reflects pride of ownership both inside and out. Technology meets convenience with a fully integrated smart home system, including a Smart Control Panel, Honeywell T6 Pro Z-Wave thermostat, Kwikset SmartCode 888 smart lock, Eaton Z-Wave switch, and SkyBell video doorbell, all seamlessly connected through the Alarm.com app for effortless control and security. To make your move even easier, all major appliances remain, including the refrigerator, washer, and dryer, all securing camera stay and all furniture is negotiable in the sale, making this home truly move-in ready from day one. Worried about Flood Zones, don't be, City of Youngsville has Applied to FEMA to have THE FLOOD MAP in this Sub Division, including this HOME (LOT 111), Revised to change the current Flood Zone to Flood Zone X (LOMR) see documents folder. Schedule your private showing today and experience Verot Park living at its finest.

18. 2026-03-02
    listed $230,000 Active 1578-char remark

    Show marketing remark (1578 chars)

    This beautifully maintained 3-bedroom, 2-bath residence offering 1,447 square feet combines modern comfort with peaceful surroundings. Designed with an open-concept floor plan, the home flows effortlessly, creating an inviting space ideal for both everyday living and entertaining. Step outside and experience one of the home's most desirable features--complete backyard privacy with no rear neighbors and a tranquil wooded backdrop, providing a quiet and relaxing setting rarely found at this price point. Proudly owned by the original owner, the home has been meticulously cared for, offering the feel of new construction without the premium price tag. Every detail reflects pride of ownership both inside and out. Technology meets convenience with a fully integrated smart home system, including a Smart Control Panel, Honeywell T6 Pro Z-Wave thermostat, Kwikset SmartCode 888 smart lock, Eaton Z-Wave switch, and SkyBell video doorbell, all seamlessly connected through the Alarm.com app for effortless control and security. To make your move even easier, all major appliances remain, including the refrigerator, washer, and dryer, all securing camera stay and all furniture is negotiable in the sale, making this home truly move-in ready from day one. Worried about Flood Zones, don't be, City of Youngsville has Applied to FEMA to have THE FLOOD MAP in this Sub Division, including this HOME (LOT 111), Revised to change the current Flood Zone to Flood Zone X (LOMR) see documents folder. Schedule your private showing today and experience Verot Park living at its finest.

19. 2022-05-24
    listed $235,000 Active
20. 2021-11-19
    soldstatus $209,000
21. 2021-04-08
    listed $209,000

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $1,857 · $155/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,026
• − Mortgage interest: −$12,828
• − Property taxes: −$1,857
• − Insurance: −$2,648
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$360
• − Depreciation: −$6,662
• Taxable loss: −$3,332
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $1,295/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

+9.6% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $229,000 AcadianaMLS
• 2026-03-02 Listed $230,000 AcadianaMLS
• 2022-05-24 Listed $235,000 AcadianaMLS
• 2021-11-19 Sold (MLS) $209,000 AcadianaMLS
• 2021-04-08 Listed $209,000 AcadianaMLS

Property tax history

+38.3%/yr

Latest (2025): $1,857 · -1.2% YoY. Source: county tax records.