109 Border Ct · Youngsville, LA 70592

$240,000

4 bd · 2.0 ba · 1,837 sqft · SingleFamily public records · 40 Days on market

Built 2021 5,662 sqft lot $131/sqft · 12% below area Est $275k · 13% under $33/mo HOA · 1% 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 +20.3/30.0
• ARV discount +13.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• 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

New construction homes at this competitive price per square foot are a rare find in Youngsville these days! Come to Verot Park and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. The home is located just minutes from the SportsPlex and the new High School. Subdivision features include a community playground and common areas.Seller offering up to $5,000 towards closing costs, conditions apply. Smart Home Technology includes QOLSYS IQ Panel, Honeywell T6 Pro Z-Wave Thermostat, Amazon Echo Dot, Kwikset SmartCode888 deadbolt, Eaton Z-Wave Switch, and SkyBell video doorbell - all connected seamlessly via Alarm.com app! Seller offering up to $5,000 towards closing costs, conditions apply. Smart Home Technology includes QOLSYS IQ Panel, Honeywell T6 Pro Z-Wave Thermostat, Amazon Echo Dot, Kwikset SmartCode888 deadbolt, Eaton Z-Wave Switch, and SkyBell video doorbell - all connected seamlessly via Alarm.com app!

Key facts

• Fenced backyard
• 5,662 sq ft lot
• 2 garage spots

Tags

• ZONED FOR A RATED SCHOOLS
• NO BACKYARD NEIGHBORS
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $400; Association fee includes grounds maintenance

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking spaces)
• Utilities: City gas; Public sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Brick veneer and vinyl siding over frame construction; Composition roof
• Exterior features: Exterior lighting; Covered and open porch/patio; Full privacy wood fencing; City street and paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas stove/convection range
• Flooring: Carpet; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Built-in features; Kitchen island; Varied ceiling heights; Walk-in pantry; Walk-in closet(s); Granite counters; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $237k (1.2% below list).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: J. Wallace James Elementary School (math 46% / reading 49%, grade D, #147 of 646 statewide, top 23%, 939 students, 64% 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).
• Market conditions: Rents rising (+1.6%/yr); 684 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 40 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 0.99% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $275,335
• List price: $240,000
• Delta: -12.83%
• 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
203 Central Village Way	0.53mi	4/2.0	1,873 (+2%)	2mo	$318,500	$170	71
204 Central Village Way	0.55mi	4/2.0	1,874 (+2%)	1mo	$318,600	$170	70
100 Rio Dr	0.49mi	3/2.5 (-1)	1,843 (+0%)	1mo	$321,900	$175	69
101 Amaya Ave	0.20mi	4/2.0	1,563 (-15%)	5mo	$236,900	$152	62
210 Central Village Way	0.61mi	3/2.5 (-1)	1,843 (+0%)	3mo	$317,000	$172	61
202 Central Village Way	0.54mi	3/2.0 (-1)	1,719 (-6%)	2mo	$302,200	$176	57
226 Central Village Way	0.65mi	3/2.0 (-1)	1,767 (-4%)	7mo	$311,500	$176	53
200 Central Village Way	0.53mi	3/2.0 (-1)	1,639 (-11%)	0mo	$294,500	$180	52
106 Italian Cypress Ln	0.72mi	3/2.0 (-1)	1,903 (+4%)	5mo	$350,000	$184	51
228 Santander Dr	0.64mi	3/2.0 (-1)	2,006 (+9%)	1mo	$349,900	$174	49
114 High Point Way	0.73mi	3/2.0 (-1)	1,702 (-7%)	1mo	$307,406	$181	48
314 Cypress View Dr	0.75mi	3/2.0 (-1)	1,650 (-10%)	1mo	$315,000	$191	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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-30,321
• Equity at exit: $35,785

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-23,814
• Equity at exit: $20,751

Cash invested: $67,200 (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: 684
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$100
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $184

Break-even live

Break-even rent $2,138

Max offer price $240,000

Occupancy floor 87%

Sensitivity live

Price	-10% $319	-5% $252	+0% $184	+5% $116	+10% $48
Rent	-10% $-4	-5% $90	+0% $184	+5% $277	+10% $371
Rate	-1.0pp $304	-0.5pp $245	base $184	+0.5pp $121	+1.0pp $58

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	15d	1	0.06mi
213 Garden Oaks Ave Youngsville, LA	4.0	3.0	2334	$2,600	$1.11	45d	1	0.25mi
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	22d	1	0.27mi
106 Royal Oak St Youngsville, LA	3.0	2.0	1616	$1,895	$1.17	45d	1	0.28mi
117 San Sebastian Dr Youngsville, LA	4.0	3.0	2239	$3,500	$1.56	15d	1	0.68mi
305 San Sebastian Dr Youngsville, LA	4.0	3.0	2128	$2,800	$1.32	45d	1	0.77mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	15d	6	1.36mi
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	1.38mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	15d	69	1.40mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 23 events

1. 2026-06-21
   days on market $240,000 Active 40 DOM
2. 2026-06-18
   days on market $240,000 Active 37 DOM
3. 2026-06-17
   days on market $240,000 Active 36 DOM
4. 2026-06-16
   days on market $240,000 Active 35 DOM
5. 2026-06-15
   days on market $240,000 Active 34 DOM
6. 2026-06-14
   days on market $240,000 Active 32 DOM
7. 2026-06-13
   days on market $240,000 Active 31 DOM
8. 2026-06-10
   days on market $240,000 Active 29 DOM
9. 2026-06-09
   days on market $240,000 Active 28 DOM
10. 2026-06-08
    days on market $240,000 Active 27 DOM
11. 2026-06-07
    pricedays on market $240,000 Active 26 DOM
12. 2026-06-05
    pricedays on market $245,000 Active 23 DOM
13. 2026-06-03
    days on market $250,000 Active 22 DOM
14. 2026-06-02
    days on market $250,000 Active 21 DOM
15. 2026-06-01
    days on market $250,000 Active 20 DOM
16. 2026-05-31
    days on market $250,000 Active 19 DOM
17. 2026-05-30
    days on market $250,000 Active 18 DOM
18. 2026-05-12
    listed $250,000 Active 1953-char remark
19. 2023-10-02
    price $250,000
20. 2023-09-08
    price $255,000
21. 2023-07-20
    listed $260,000 Active
22. 2021-05-28
    soldstatus $214,500

    Show marketing remark (1267 chars)

    New construction homes at this competitive price per square foot are a rare find in Youngsville these days! Come to Verot Park and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. The home is located just minutes from the SportsPlex and the new High School. Subdivision features include a community playground and common areas.Seller offering up to $5,000 towards closing costs, conditions apply. Smart Home Technology includes QOLSYS IQ Panel, Honeywell T6 Pro Z-Wave Thermostat, Amazon Echo Dot, Kwikset SmartCode888 deadbolt, Eaton Z-Wave Switch, and SkyBell video doorbell - all connected seamlessly via Alarm.com app! Seller offering up to $5,000 towards closing costs, conditions apply. Smart Home Technology includes QOLSYS IQ Panel, Honeywell T6 Pro Z-Wave Thermostat, Amazon Echo Dot, Kwikset SmartCode888 deadbolt, Eaton Z-Wave Switch, and SkyBell video doorbell - all connected seamlessly via Alarm.com app!

23. 2020-11-22
    listed $219,500

    Show marketing remark (1267 chars)

    New construction homes at this competitive price per square foot are a rare find in Youngsville these days! Come to Verot Park and view this spacious floor plan that is perfect for family living and entertaining. With a re-energized focus on quality, you will love that granite throughout is standard. Our industry-leading energy efficiency features are awesome. We go over and above the standard Louisiana warranty, offering a full 2-10 warranty on the home and up to 10-yr warranty coverage on the Carrier brand AC compressor. The home is located just minutes from the SportsPlex and the new High School. Subdivision features include a community playground and common areas.Seller offering up to $5,000 towards closing costs, conditions apply. Smart Home Technology includes QOLSYS IQ Panel, Honeywell T6 Pro Z-Wave Thermostat, Amazon Echo Dot, Kwikset SmartCode888 deadbolt, Eaton Z-Wave Switch, and SkyBell video doorbell - all connected seamlessly via Alarm.com app! Seller offering up to $5,000 towards closing costs, conditions apply. Smart Home Technology includes QOLSYS IQ Panel, Honeywell T6 Pro Z-Wave Thermostat, Amazon Echo Dot, Kwikset SmartCode888 deadbolt, Eaton Z-Wave Switch, and SkyBell video doorbell - all connected seamlessly via Alarm.com app!

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/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: $28,448
• − Mortgage interest: −$13,444
• − Property taxes: −$2,069
• − Insurance: −$2,702
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$396
• − Depreciation: −$6,982
• Taxable loss: −$1,697
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $2,610/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

+9.3% since first listed

8 events — show timeline

• 2026-06-06 Price Changed $240,000 AcadianaMLS
• 2026-06-03 Price Changed $245,000 AcadianaMLS
• 2026-05-12 Listed $250,000 AcadianaMLS
• 2023-10-02 Price Changed $250,000 AcadianaMLS
• 2023-09-08 Price Changed $255,000 AcadianaMLS
• 2023-07-20 Listed $260,000 AcadianaMLS
• 2021-05-28 Sold (MLS) $214,500 AcadianaMLS
• 2020-11-22 Listed $219,500 AcadianaMLS

Property tax history

+27.2%/yr

Latest (2025): $2,069 · -1.2% YoY. Source: county tax records.