109 St Pius Pl · Youngsville, LA 70592

$155,000

3 bd · 2.0 ba · 1,197 sqft · SingleFamily public records · 67 Days on market

Built 1985 3,484 sqft lot $129/sqft · 28% below area Est $215k · 28% under ↓ 53% since listing

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Why this score? — see what drove the B 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Step into a freshly reimagined lifestyle in this move-in-ready patio home, perfectly positioned within the Ernest Gallet Elementary zone. This home features a contemporary color palette, sleek new flooring, and durable ceramic tile that flows seamlessly through the well-planned layout. The kitchen is fully primed for your next dinner party with brand-new appliances and a dedicated pantry that makes organization a breeze.The living space centers around a stunning double-sided fireplace, adding a sophisticated architectural touch that warms multiple rooms at once. Retreat to a primary suite designed for real life, featuring double closets, while the additional bedroom boasts its own spacious walk-in. Beyond the standard floor plan, you'll find a clever 48 sq. ft. climate-controlled storeroom tucked away near the dining area--perfect for seasonal gear or a hobby hub. With every detail updated and extra storage at every turn, this home offers the low-maintenance, high-style vibe you've been looking for in Youngsville.

Key facts

• 3,484 sq ft lot
• Garage
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.7% 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); 682 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $215,331
• List price: $155,000
• Delta: -28.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Meadow Glen Dr	0.13mi	3/2.0	1,312 (+10%)	5mo	$180,000	$137	74
601 Saint Seton Ln	0.15mi	3/2.0	1,261 (+5%)	24mo	$185,000	$147	64
124 Santa Marta Dr	0.46mi	3/2.0	1,325 (+11%)	1mo	$223,000	$168	60
109 Meadow Glen Dr	0.16mi	3/2.0	1,322 (+10%)	21mo	$199,725	$151	58
309 Breezy Ln	0.36mi	3/2.0	1,280 (+7%)	23mo	$90,000	$70	52
102 Santa Marta Dr	0.49mi	3/2.0	1,319 (+10%)	11mo	$205,000	$155	50

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $7,514
• Equity at exit: $23,111

10-year hold

• IRR: 12.8%
• Equity multiple: 1.96×
• Total profit: $41,470
• Equity at exit: $13,402

Cash invested: $43,400 (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: 682
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$813
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $553

Break-even live

Break-even rent $1,230

Max offer price $155,000

Occupancy floor 66%

Sensitivity live

Price	-10% $641	-5% $597	+0% $553	+5% $510	+10% $466
Rent	-10% $401	-5% $477	+0% $553	+5% $630	+10% $706
Rate	-1.0pp $632	-0.5pp $593	base $553	+0.5pp $513	+1.0pp $472

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	14d	1	0.22mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	22d	1	0.41mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	45d	1	0.55mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	45d	1	0.95mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	45d	1	0.96mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	22d	1	0.99mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	45d	1	1.12mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	14d	14	1.39mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	14d	69	1.44mi

Listing history 21 events

1. 2026-06-14
   statusdays on market $155,000 Pending 67 DOM
2. 2026-06-13
   days on market $155,000 Active 66 DOM
3. 2026-06-10
   pricedays on market $155,000 Active 64 DOM
4. 2026-06-09
   days on market $165,000 Active 63 DOM
5. 2026-06-08
   days on market $165,000 Active 62 DOM
6. 2026-06-07
   days on market $165,000 Active 61 DOM
7. 2026-06-05
   days on market $165,000 Active 58 DOM
8. 2026-06-03
   days on market $165,000 Active 57 DOM
9. 2026-06-02
   days on market $165,000 Active 56 DOM
10. 2026-06-01
    days on market $165,000 Active 55 DOM
11. 2026-05-31
    days on market $165,000 Active 54 DOM
12. 2026-05-30
    days on market $165,000 Active 53 DOM
13. 2026-04-18
    status Active 1029-char remark

    Show marketing remark (1029 chars)

    Step into a freshly reimagined lifestyle in this move-in-ready patio home, perfectly positioned within the Ernest Gallet Elementary zone. This home features a contemporary color palette, sleek new flooring, and durable ceramic tile that flows seamlessly through the well-planned layout. The kitchen is fully primed for your next dinner party with brand-new appliances and a dedicated pantry that makes organization a breeze.The living space centers around a stunning double-sided fireplace, adding a sophisticated architectural touch that warms multiple rooms at once. Retreat to a primary suite designed for real life, featuring double closets, while the additional bedroom boasts its own spacious walk-in. Beyond the standard floor plan, you'll find a clever 48 sq. ft. climate-controlled storeroom tucked away near the dining area--perfect for seasonal gear or a hobby hub. With every detail updated and extra storage at every turn, this home offers the low-maintenance, high-style vibe you've been looking for in Youngsville.

14. 2026-04-18
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    Step into a freshly reimagined lifestyle in this move-in-ready patio home, perfectly positioned within the Ernest Gallet Elementary zone. This home features a contemporary color palette, sleek new flooring, and durable ceramic tile that flows seamlessly through the well-planned layout. The kitchen is fully primed for your next dinner party with brand-new appliances and a dedicated pantry that makes organization a breeze.The living space centers around a stunning double-sided fireplace, adding a sophisticated architectural touch that warms multiple rooms at once. Retreat to a primary suite designed for real life, featuring double closets, while the additional bedroom boasts its own spacious walk-in. Beyond the standard floor plan, you'll find a clever 48 sq. ft. climate-controlled storeroom tucked away near the dining area--perfect for seasonal gear or a hobby hub. With every detail updated and extra storage at every turn, this home offers the low-maintenance, high-style vibe you've been looking for in Youngsville.

15. 2026-04-18
    status Active 1029-char remark

    Show marketing remark (1029 chars)

    Step into a freshly reimagined lifestyle in this move-in-ready patio home, perfectly positioned within the Ernest Gallet Elementary zone. This home features a contemporary color palette, sleek new flooring, and durable ceramic tile that flows seamlessly through the well-planned layout. The kitchen is fully primed for your next dinner party with brand-new appliances and a dedicated pantry that makes organization a breeze.The living space centers around a stunning double-sided fireplace, adding a sophisticated architectural touch that warms multiple rooms at once. Retreat to a primary suite designed for real life, featuring double closets, while the additional bedroom boasts its own spacious walk-in. Beyond the standard floor plan, you'll find a clever 48 sq. ft. climate-controlled storeroom tucked away near the dining area--perfect for seasonal gear or a hobby hub. With every detail updated and extra storage at every turn, this home offers the low-maintenance, high-style vibe you've been looking for in Youngsville.

16. 2026-03-17
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    Step into a freshly reimagined lifestyle in this move-in-ready patio home, perfectly positioned within the Ernest Gallet Elementary zone. This home features a contemporary color palette, sleek new flooring, and durable ceramic tile that flows seamlessly through the well-planned layout. The kitchen is fully primed for your next dinner party with brand-new appliances and a dedicated pantry that makes organization a breeze.The living space centers around a stunning double-sided fireplace, adding a sophisticated architectural touch that warms multiple rooms at once. Retreat to a primary suite designed for real life, featuring double closets, while the additional bedroom boasts its own spacious walk-in. Beyond the standard floor plan, you'll find a clever 48 sq. ft. climate-controlled storeroom tucked away near the dining area--perfect for seasonal gear or a hobby hub. With every detail updated and extra storage at every turn, this home offers the low-maintenance, high-style vibe you've been looking for in Youngsville.

17. 2026-03-06
    listed $165,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Step into a freshly reimagined lifestyle in this move-in-ready patio home, perfectly positioned within the Ernest Gallet Elementary zone. This home features a contemporary color palette, sleek new flooring, and durable ceramic tile that flows seamlessly through the well-planned layout. The kitchen is fully primed for your next dinner party with brand-new appliances and a dedicated pantry that makes organization a breeze.The living space centers around a stunning double-sided fireplace, adding a sophisticated architectural touch that warms multiple rooms at once. Retreat to a primary suite designed for real life, featuring double closets, while the additional bedroom boasts its own spacious walk-in. Beyond the standard floor plan, you'll find a clever 48 sq. ft. climate-controlled storeroom tucked away near the dining area--perfect for seasonal gear or a hobby hub. With every detail updated and extra storage at every turn, this home offers the low-maintenance, high-style vibe you've been looking for in Youngsville.

18. 2013-10-09
    soldstatus $125,000 425-char remark

    Show marketing remark (425 chars)

    Located in much desired Ernest Gallet School District. Roomy, well planned patio home updated with new colors, flooring, ceramic tile and all new appliances. Master suite as double closets, one Bedroom as a walk-in closet. Pantry and linen closet provide extra storage. This home is in move-in condition. Dbl sided fireplace, too! Note that sq footage includes a 48 sq ft climate controlled storeroom adjacent to dining area.

19. 2012-08-16
    listed $134,900 425-char remark

    Show marketing remark (425 chars)

    Located in much desired Ernest Gallet School District. Roomy, well planned patio home updated with new colors, flooring, ceramic tile and all new appliances. Master suite as double closets, one Bedroom as a walk-in closet. Pantry and linen closet provide extra storage. This home is in move-in condition. Dbl sided fireplace, too! Note that sq footage includes a 48 sq ft climate controlled storeroom adjacent to dining area.

20. 2012-01-14
    listed $350,000
21. 2012-01-14
    listed $350,000

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/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 X (unshaded) · 0% 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: $23,165
• − Mortgage interest: −$8,682
• − Property taxes: −$1,130
• − Insurance: −$775
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$4,509
• Taxable income: $4,362
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $5,595/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

• 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

-52.9% since first listed

9 events — show timeline

• 2026-04-18 Relisted — AcadianaMLS
• 2026-04-18 Pending — AcadianaMLS
• 2026-04-18 Relisted — AcadianaMLS
• 2026-03-17 Pending — AcadianaMLS
• 2026-03-06 Listed $165,000 AcadianaMLS
• 2013-10-09 Sold (MLS) $125,000 AcadianaMLS
• 2012-08-16 Listed $134,900 AcadianaMLS
• 2012-01-14 Listed $350,000 AcadianaMLS
• 2012-01-14 Listed $350,000 AcadianaMLS

Property tax history

+32.5%/yr

Latest (2025): $1,130 · -1.3% YoY. Source: county tax records.