201 Copperfield Way · Youngsville, LA 70592

$279,000

3 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 37 Days on market

Built 2001 7,405 sqft lot $148/sqft · at area comps Est $277k · at est. $35/mo HOA · 2% of rent

---

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 +12.5/30.0
• ARV discount +7.1/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine coming home and just being able to store your boat at home on its own pad? No more having to pay storage fees! The community of Copperfield has a community pool, pavilion, park and tennis court for your enjoyment especially on those summer afternoons. The property is beautifully landscaped and has a fenced in back yard. Interior is in excellent condition and ready for occupancy. New roof and fairly new heating and cooling. Call/text your agent today to make an appointment to view.

Key facts

• Near dining
• Near shopping
• Flood zone x

Tags

• COPPERFIELD SUBDIVISION
• FLOOD ZONE X
• NEAR SHOPPING
• NEAR DINING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Directions: Take Hwy 89 toward Youngsville from Pinhook Rd. Turn right onto Copperfield Way — the first property is on the left.
• HOA & community: Community association with a $35 monthly fee; Association covers grounds maintenance; Community amenities include management, pool, recreation facilities, park, and playground

Exterior

• Parking: Garage; Open parking
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single family residence
• Construction: Brick veneer; Wood siding; Frame construction; Composition roof
• Exterior features: Exterior lighting; Covered patio/porch; Tennis court(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Tile countertops; One 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 $279k.

Deal economics

• At list price, monthly cash flow is $-43 ($-514/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (20.8% below list).
• Recommended offer: $221k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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

• It's been on market 37 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $190k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $220,944 (20.8% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $276,707
• List price: $279,000
• Delta: 0.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Arrowwood Rd	0.20mi	3/2.0	1,953 (+3%)	0mo	$275,000	$141	85
213 Woodhaven Rd	0.28mi	3/2.0	1,982 (+5%)	1mo	$227,500	$115	78
113 Doncaster Cir	0.07mi	4/2.0 (+1)	2,058 (+9%)	0mo	$265,000	$129	76
101 Cornish Pl	0.32mi	3/2.0	1,839 (-3%)	5mo	$270,000	$147	76
111 Cornish Pl	0.29mi	4/2.0 (+1)	1,848 (-2%)	4mo	$295,000	$160	75
106 Doncaster Cir	0.11mi	3/2.0	1,672 (-11%)	6mo	$251,500	$150	71
103 Cricklade Ct	0.20mi	3/2.0	1,665 (-12%)	2mo	$218,000	$131	70
106 Queensford Way	0.24mi	3/2.0	1,660 (-12%)	1mo	$236,000	$142	68
317 Arrowwood Rd	0.37mi	3/2.0	1,729 (-8%)	8mo	$215,000	$124	62
102 Spring View Dr	0.72mi	3/2.0	1,952 (+3%)	4mo	$330,000	$169	57
122 Bluegrass Creek Rd	0.42mi	3/2.0	1,642 (-13%)	3mo	$250,000	$152	56
113 Catskill Ln	0.52mi	4/2.5 (+1)	2,167 (+15%)	2mo	$397,000	$183	42

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-50,951
• Equity at exit: $41,600

10-year hold

• IRR: -14.1%
• Equity multiple: 0.23×
• Total profit: $-59,918
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$116
• HOA: −$35
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-43

Break-even live

Break-even rent $2,264

Max offer price $271,438

Occupancy floor 97%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.28mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	43d	1	0.28mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	43d	1	0.34mi
225 Woodhaven Rd Youngsville, LA	4.0	2.0	2270	$2,500	$1.10	43d	1	0.34mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	43d	1	0.91mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	43d	1	0.98mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	1.06mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	43d	1	1.06mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.06mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	43d	1	1.06mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	43d	1	1.06mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.06mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	1.10mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	43d	1	1.16mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	13d	1	1.19mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	43d	1	1.25mi
105 Turnmill Dr Broussard, LA	4.0	3.0	2200	$2,500	$1.14	13d	1	1.28mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	13d	1	1.32mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	13d	1	1.32mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	43d	1	1.32mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	43d	1	1.39mi
425 Heart D Farm Rd Youngsville, LA	3.0	2.5	1778	$3,250	$1.83	43d	1	1.45mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	43d	1	1.45mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $279,000 Active 37 DOM
2. 2026-06-17
   days on market $279,000 Active 36 DOM
3. 2026-06-16
   days on market $279,000 Active 35 DOM
4. 2026-06-15
   days on market $279,000 Active 34 DOM
5. 2026-06-14
   days on market $279,000 Active 32 DOM
6. 2026-06-13
   days on market $279,000 Active 31 DOM
7. 2026-06-10
   days on market $279,000 Active 29 DOM
8. 2026-06-09
   days on market $279,000 Active 28 DOM
9. 2026-06-08
   days on market $279,000 Active 27 DOM
10. 2026-06-07
    pricedays on market $279,000 Active 26 DOM
11. 2026-06-05
    days on market $285,000 Active 23 DOM
12. 2026-06-03
    days on market $285,000 Active 22 DOM
13. 2026-06-02
    days on market $285,000 Active 21 DOM
14. 2026-06-01
    days on market $285,000 Active 20 DOM
15. 2026-05-31
    days on market $285,000 Active 19 DOM
16. 2026-05-30
    days on market $285,000 Active 18 DOM
17. 2026-05-12
    listed $285,000 Active 696-char remark
18. 2018-05-24
    soldstatus $189,900 498-char remark

    Show marketing remark (498 chars)

    Imagine coming home and just being able to store your boat at home on its own pad? No more having to pay storage fees! The community of Copperfield has a community pool, pavilion, park and tennis court for your enjoyment especially on those summer afternoons. The property is beautifully landscaped and has a fenced in back yard. Interior is in excellent condition and ready for occupancy. New roof and fairly new heating and cooling. Call/text your agent today to make an appointment to view.

19. 2018-05-24
    soldstatus $189,900

    Show marketing remark (498 chars)

    Imagine coming home and just being able to store your boat at home on its own pad? No more having to pay storage fees! The community of Copperfield has a community pool, pavilion, park and tennis court for your enjoyment especially on those summer afternoons. The property is beautifully landscaped and has a fenced in back yard. Interior is in excellent condition and ready for occupancy. New roof and fairly new heating and cooling. Call/text your agent today to make an appointment to view.

20. 2018-02-07
    listed $195,900 498-char remark

    Show marketing remark (498 chars)

    Imagine coming home and just being able to store your boat at home on its own pad? No more having to pay storage fees! The community of Copperfield has a community pool, pavilion, park and tennis court for your enjoyment especially on those summer afternoons. The property is beautifully landscaped and has a fenced in back yard. Interior is in excellent condition and ready for occupancy. New roof and fairly new heating and cooling. Call/text your agent today to make an appointment to view.

21. 2014-07-03
    listed $219,900
22. 2009-05-01
    soldstatus $185,000
23. 2005-03-23
    soldstatus $164,000
24. 2004-07-03
    listed $169,900
25. 2002-03-08
    soldstatus $159,900
26. 2001-11-13
    listed $159,900
27. 1999-06-22
    listed $22,200

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 5/10 Major FEMA zone X (unshaded) · 60% 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: $26,513
• − Mortgage interest: −$15,628
• − Property taxes: −$2,087
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$420
• − Depreciation: −$8,116
• Taxable loss: −$5,375
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $776/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

+1156.8% since first listed

12 events — show timeline

• 2026-06-05 Price Changed $279,000 AcadianaMLS
• 2026-05-12 Listed $285,000 AcadianaMLS
• 2018-05-24 Sold (Public Records) $189,900 Public Records
• 2018-05-24 Sold (MLS) $189,900 AcadianaMLS
• 2018-02-07 Listed $195,900 AcadianaMLS
• 2014-07-03 Listed $219,900 AcadianaMLS
• 2009-05-01 Sold (Public Records) $185,000 Public Records
• 2005-03-23 Sold (MLS) $164,000 AcadianaMLS
• 2004-07-03 Listed $169,900 AcadianaMLS
• 2002-03-08 Sold (MLS) $159,900 AcadianaMLS
• 2001-11-13 Listed $159,900 AcadianaMLS
• 1999-06-22 Listed $22,200 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $2,087 · -1.2% YoY. Source: county tax records.