117 Katy Beth Dr · Youngsville, LA 70592

$199,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 5 Days on market

Built 2009 7,405 sqft lot Est $209k · at est.

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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 +21.1/30.0
• ARV discount +9.7/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

Qualifies for 100% Rural Development financing! 117 Katy Beth is a 3 bedroom, 2 bathroom home with 1,265 sqft and has been completely renovated! The kitchen features slab granite counter tops, stainless steel appliances, under mount sink, new light fixture and industrial style faucet. The living room features a brand new granite surround on the fireplace, a custom wood mantle and beautiful crown molding. The hall bathroom has ample counter space on the brand new marble counter tops. The master bath has marble counters, new sinks, and new fixtures. The master bedroom has a beautiful new light fixture with ship lap walls. The backyard is one of the largest in the neighborhood! This one won't last long! Make your appointment today! Owner/agent

Key facts

• Custom wood mantle
• Undermount sink
• 7,405 sq ft lot

Tags

• SLAB GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UNDERMOUNT SINK
• INDUSTRIAL STYLE FAUCET
• GRANITE FIREPLACE SURROUND
• CUSTOM WOOD MANTLE

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Has garage (2 spaces); Has open parking
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer, stucco, and frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered patio/porch

Interior

• Kitchen: Disposal; Electric cooktop / electric stove; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Crown molding; Varied ceiling heights; Walk-in closets; Granite and stone countertops; Window treatments; 1 ventless fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $217 ($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 $194k (2.4% below list).
• Recommended offer: $194k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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: 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); 675 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $194,239 (2.4% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $209,385
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Hill Ridge Dr	0.09mi	3/2.0	1,270 (+0%)	12mo	$205,000	$161	86
203 Hill Ridge Dr	0.10mi	3/2.0	1,272 (+0%)	13mo	$215,000	$169	84
107 Peak Run	0.09mi	3/2.0	1,230 (-3%)	8mo	$215,000	$175	84
105 Dusty Canyon Dr	0.15mi	3/2.0	1,270 (+0%)	15mo	$210,000	$165	81
202 Clay Ridge Dr	0.09mi	3/2.0	1,401 (+10%)	3mo	$232,000	$166	76
202 Peak Run	0.13mi	3/2.0	1,302 (+3%)	16mo	$175,000	$134	76
101 Peak Run	0.10mi	3/2.0	1,387 (+9%)	6mo	$227,000	$164	75
131 Peak Run	0.15mi	3/2.0	1,292 (+2%)	18mo	$215,000	$166	75
417 Clay Ridge Dr	0.20mi	3/2.0	1,338 (+5%)	10mo	$223,000	$167	73
100 Peak Run	0.07mi	3/2.0	1,373 (+8%)	14mo	$220,000	$160	71
304 Investment Dr	0.48mi	3/2.0	1,200 (-5%)	2mo	$198,000	$165	67
107 Sunny Peak St	0.29mi	3/2.0	1,452 (+14%)	14mo	$217,000	$149	51

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-21,034
• Equity at exit: $29,672

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-10,939
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $217

Break-even live

Break-even rent $1,668

Max offer price $199,000

Occupancy floor 84%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	44d	1	0.35mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	44d	1	0.70mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	0.73mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	44d	1	0.83mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	44d	1	0.85mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	0.85mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	44d	1	0.85mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	44d	1	0.85mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	44d	1	0.85mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	44d	1	0.88mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	21d	1	0.90mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	13d	1	0.93mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	13d	1	0.96mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	44d	1	1.04mi

Listing history 6 events

1. 2026-06-16
   status $199,000 Pending 5 DOM
2. 2026-06-16
   days on market $199,000 Active 5 DOM
3. 2026-06-15
   days on market $199,000 Active 4 DOM
4. 2026-06-14
   days on market $199,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $199,000 Active 1 DOM

ⓘ 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: $1,494 · $125/mo
• Projected year-2 tax: $1,494 · $125/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $23,309
• − Mortgage interest: −$11,147
• − Property taxes: −$1,494
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,789
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,759/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

+255.4% since first listed

12 events — show timeline

• 2026-06-11 Listed $199,000 AcadianaMLS
• 2026-06-11 Coming Soon $199,000 AcadianaMLS
• 2017-06-16 Sold (MLS) $164,900 AcadianaMLS
• 2017-04-25 Listed $164,900 AcadianaMLS
• 2015-10-02 Sold (Public Records) $159,000 Public Records
• 2015-09-30 Sold (MLS) $159,000 AcadianaMLS
• 2015-08-17 Listed $164,000 AcadianaMLS
• 2009-05-14 Sold (MLS) $155,000 AcadianaMLS
• 2008-10-22 Listed $158,000 AcadianaMLS
• 2007-07-17 Listed $159,000 AcadianaMLS
• 2006-10-27 Sold (MLS) $56,000 AcadianaMLS
• 2006-06-14 Listed $56,000 AcadianaMLS

Property tax history

+5.3%/yr

Latest (2025): $1,494 · -1.2% YoY. Source: county tax records.