403 N Rushmore Ln · Youngsville, LA 70592

$225,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 60 Days on market

Built 1995 6,534 sqft lot $131/sqft · 10% below area Est $251k · 10% under $35/mo HOA · 2% of rent

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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 +18.5/30.0
• ARV discount +12.2/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• 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

Solid home with a great floor plan available in Copperfield! Ideally located next to the community park, this home offers incredible potential for someone ready to add their personal touch and updates.The open-concept living and dining area flows seamlessly to a side patio with peaceful park views -- perfect for relaxing or entertaining. The kitchen offers ample space for a small island while still accommodating a cozy breakfast nook.Enjoy spacious bedrooms, a walk-in primary closet, and abundant natural light throughout the home. Seller is also offering a home warranty for added peace of mind. Schedule your showing today!

Key facts

• Open concept living
• Lots of windows
• Side patio

Tags

• OPEN CONCEPT LIVING
• SIDE PATIO
• WALK-IN PRIMARY CLOSET
• LOTS OF WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $214k (5.1% below list).
• Recommended offer: $214k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $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 60 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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 $138k; list at $225k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,621 (5.1% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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: 0.95% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $251,182
• List price: $225,000
• Delta: -10.42%
• 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 Cricklade Ct	0.09mi	3/2.0	1,665 (-3%)	2mo	$218,000	$131	89
106 Queensford Way	0.15mi	3/2.0	1,660 (-4%)	1mo	$236,000	$142	86
122 Bluegrass Creek Rd	0.39mi	3/2.0	1,642 (-5%)	3mo	$250,000	$152	71
111 Cornish Pl	0.23mi	4/2.0 (+1)	1,848 (+7%)	4mo	$295,000	$160	70
104 Queensford Way	0.15mi	3/2.0	1,493 (-13%)	1mo	$228,900	$153	69
113 Arrowwood Rd	0.22mi	3/2.0	1,953 (+13%)	0mo	$275,000	$141	67
213 Woodhaven Rd	0.22mi	3/2.0	1,982 (+15%)	1mo	$227,500	$115	64
312 Quiet Meadows Cir	0.72mi	3/2.0	1,580 (-8%)	4mo	$245,000	$155	49
125 Krieg Rd	0.72mi	3/2.0	1,925 (+12%)	0mo	$213,402	$111	47
725 Copper Meadows Blvd	0.72mi	3/2.0	1,514 (-12%)	1mo	$235,000	$155	45
406 Quiet Meadows Dr	0.67mi	3/2.0	1,486 (-14%)	4mo	$234,000	$157	42
803 Copper Meadow Blvd	0.74mi	3/2.0	1,470 (-15%)	4mo	$245,000	$167	37

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-25,710
• Equity at exit: $33,548

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-16,342
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$94
• HOA: −$35
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $214

Break-even live

Break-even rent $1,865

Max offer price $225,000

Occupancy floor 85%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Woodhaven Rd Youngsville, LA	3.0	2.0	1982	$1,995	$1.01	13d	1	0.22mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	43d	1	0.27mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	43d	1	0.32mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	43d	1	0.87mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	13d	1	0.90mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	43d	1	1.00mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	21d	1	1.06mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	1.07mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	43d	1	1.07mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.07mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.07mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	43d	1	1.07mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	43d	1	1.07mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	1.12mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	13d	1	1.13mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	43d	1	1.18mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	43d	1	1.24mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	13d	1	1.26mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	43d	1	1.26mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	13d	1	1.27mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	13d	14	1.31mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	13d	1	1.34mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	43d	1	1.35mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	43d	1	1.40mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	43d	1	1.50mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 17 events

1. 2026-06-10
   status $225,000 Pending 60 DOM
2. 2026-06-09
   days on market $225,000 Active 60 DOM
3. 2026-06-08
   days on market $225,000 Active 59 DOM
4. 2026-06-07
   days on market $225,000 Active 58 DOM
5. 2026-06-05
   days on market $225,000 Active 55 DOM
6. 2026-06-03
   days on market $225,000 Active 54 DOM
7. 2026-06-02
   days on market $225,000 Active 53 DOM
8. 2026-06-01
   days on market $225,000 Active 52 DOM
9. 2026-05-31
   statusdays on market $225,000 Active 51 DOM
10. 2026-05-12
    status Pending 630-char remark

    Show marketing remark (630 chars)

    Solid home with a great floor plan available in Copperfield! Ideally located next to the community park, this home offers incredible potential for someone ready to add their personal touch and updates.The open-concept living and dining area flows seamlessly to a side patio with peaceful park views -- perfect for relaxing or entertaining. The kitchen offers ample space for a small island while still accommodating a cozy breakfast nook.Enjoy spacious bedrooms, a walk-in primary closet, and abundant natural light throughout the home. Seller is also offering a home warranty for added peace of mind. Schedule your showing today!

11. 2026-05-02
    price $225,000 630-char remark

    Show marketing remark (630 chars)

    Solid home with a great floor plan available in Copperfield! Ideally located next to the community park, this home offers incredible potential for someone ready to add their personal touch and updates.The open-concept living and dining area flows seamlessly to a side patio with peaceful park views -- perfect for relaxing or entertaining. The kitchen offers ample space for a small island while still accommodating a cozy breakfast nook.Enjoy spacious bedrooms, a walk-in primary closet, and abundant natural light throughout the home. Seller is also offering a home warranty for added peace of mind. Schedule your showing today!

12. 2026-03-23
    listed $230,000 Active 630-char remark

    Show marketing remark (630 chars)

    Solid home with a great floor plan available in Copperfield! Ideally located next to the community park, this home offers incredible potential for someone ready to add their personal touch and updates.The open-concept living and dining area flows seamlessly to a side patio with peaceful park views -- perfect for relaxing or entertaining. The kitchen offers ample space for a small island while still accommodating a cozy breakfast nook.Enjoy spacious bedrooms, a walk-in primary closet, and abundant natural light throughout the home. Seller is also offering a home warranty for added peace of mind. Schedule your showing today!

13. 2025-10-29
    listed $250,000 Active 221-char remark

    Show marketing remark (221 chars)

    3 bedroom, 2 full bath brick home in Copperfield subdivision adjacent to park & swimming pool. Located only 2 blocks off Hwy 89, 2 minutes from NuNu's. Home built by John Broussard. Call Lon Randall at 337-654-4210.

14. 2001-11-15
    soldstatus $138,000
15. 2001-07-31
    listed $146,900
16. 1995-06-06
    soldstatus $118,000
17. 1995-02-18
    listed $117,300

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $1,979 · $165/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 3/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $25,635
• − Mortgage interest: −$12,603
• − Property taxes: −$1,979
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$420
• − Depreciation: −$6,545
• Taxable loss: −$1,140
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $2,842/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

+91.8% since first listed

8 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-02 Price Changed $225,000 AcadianaMLS
• 2026-03-23 Listed $230,000 AcadianaMLS
• 2025-10-29 Listed $250,000 Fizber.com
• 2001-11-15 Sold (MLS) $138,000 AcadianaMLS
• 2001-07-31 Listed $146,900 AcadianaMLS
• 1995-06-06 Sold (MLS) $118,000 AcadianaMLS
• 1995-02-18 Listed $117,300 AcadianaMLS

Property tax history

+5.1%/yr

Latest (2025): $1,979 · -1.2% YoY. Source: county tax records.