113 Canton Ct · Youngsville, LA 70592

$237,500

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 5 Days on market

Built 2012 5,227 sqft lot Est $228k · at est. $25/mo HOA · 1% of rent

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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 +15.7/30.0
• ARV discount +5.6/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• 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

This BEAUTIFUL Manuel Builder's built home in Youngsville is searching for its new family! This 3 bedroom, 2 bathroom home features an open floor plan with 9-foot ceilings. Kitchen includes an island with room for seating, granite counters, custom tile backsplash, walk-in pantry, and stainless steel appliances. Primary suite features French doors leading into the attached bath with dual vanity and granite counter tops. Amazing location! Located almost across the street from the Youngsville Sports Complex and Acadiana Renaissance Charter Academy!!PREFERRED LENDER IS OFFERING $2,000 IN CLOSING COSTS ASSISTANCE FOR THE BUYER!

Key facts

• New ceiling fans
• New kitchen sink
• New dishwasher

Tags

• FRESHLY PAINTED INTERIOR
• REPLACED FLOORING
• NEW CEILING FANS
• NEW MICROWAVE
• NEW DISHWASHER
• NEW KITCHEN SINK

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee

Exterior

• Parking: 2-car garage (covered)
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Paved road frontage
• Construction: Brick and brick veneer construction; Composition roof
• Exterior features: Full wood fencing; Covered porch; Pond nearby / waterfront walkable

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Kitchen island; Granite counters
• Flooring: Tile; Wood laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Kitchen island; Walk-in closets; Granite counters
• 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 $238k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (12.7% below list).
• Recommended offer: $180k (24.1% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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 lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $180,210 (24.1% 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. 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. 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: 0.87% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $227,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Canton Ct	0.03mi	3/2.0	1,323 (-1%)	8mo	$212,000	$160	90
801 Rolling Mill Ln	0.27mi	3/2.0	1,374 (+2%)	0mo	$170,000	$124	83
106 Adler Pl	0.09mi	3/2.0	1,396 (+4%)	7mo	$230,000	$165	83
108 Meadowhollow Dr	0.17mi	3/2.0	1,297 (-3%)	5mo	$220,000	$170	82
409 Rolling Mill Ln	0.06mi	3/2.0	1,271 (-5%)	9mo	$225,000	$177	81
209 Rolling Mill Ln	0.07mi	3/2.0	1,270 (-5%)	9mo	$210,000	$165	81
114 Adler Pl	0.09mi	3/2.0	1,410 (+5%)	8mo	$240,000	$170	80
105 Rolling Mill Ln	0.11mi	3/2.0	1,233 (-8%)	3mo	$214,000	$174	79
109 Fallstone Rd	0.31mi	3/2.0	1,297 (-3%)	2mo	$225,000	$173	79
307 Rolling Mill Ln	0.04mi	3/2.0	1,220 (-9%)	6mo	$208,000	$170	78
115 Fallstone Rd	0.31mi	3/2.0	1,271 (-5%)	3mo	$220,000	$173	74
101 Adler Pl	0.07mi	4/2.0 (+1)	1,504 (+12%)	2mo	$176,650	$117	70

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: -28.1%
• Equity multiple: 0.07×
• Total profit: $-61,690
• Equity at exit: $35,412

10-year hold

• IRR: -34.0%
• Equity multiple: -0.36×
• Total profit: $-90,483
• Equity at exit: $20,535

Cash invested: $66,500 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$166 /mo · $1,989/yr
• Insurance: −$99
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-324

Break-even live

Break-even rent $2,483

Max offer price $180,210

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-257	+0% $-324	+5% $-392	+10% $-459
Rent	-10% $-488	-5% $-406	+0% $-324	+5% $-242	+10% $-161
Rate	-1.0pp $-205	-0.5pp $-264	base $-324	+0.5pp $-386	+1.0pp $-448

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Canton Ct Youngsville, LA	3.0	2.0	1423	$1,995	$1.40	45d	1	0.05mi
606 Highland View Dr Youngsville, LA	3.0	2.0	1477	$2,000	$1.35	45d	1	0.20mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	15d	1	0.80mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	45d	1	1.08mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	15d	6	1.27mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	45d	1	1.36mi
102 Border Ct Youngsville, LA	4.0	2.0	1786	$2,100	$1.18	15d	1	1.37mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	45d	1	1.46mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	15d	69	1.50mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 4 events

1. 2026-06-21
   days on market $237,500 Active 5 DOM
2. 2026-06-18
   days on market $237,500 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $237,500 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: $1,989 · $166/mo
• Projected year-2 tax: $1,989 · $166/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 AE · 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: $24,872
• − Mortgage interest: −$13,304
• − Property taxes: −$1,989
• − Insurance: −$6,306
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$300
• − Depreciation: −$6,909
• Taxable loss: −$7,915
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-1,992/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

+642.2% since first listed

13 events — show timeline

• 2026-06-16 Listed $237,500 AcadianaMLS
• 2024-06-21 Sold (Public Records) $226,000 Public Records
• 2024-06-20 Sold (MLS) $226,000 AcadianaMLS
• 2024-05-20 Pending — AcadianaMLS
• 2024-04-30 Price Changed $226,000 AcadianaMLS
• 2024-02-20 Listed $228,000 AcadianaMLS
• 2021-10-29 Sold (Public Records) $215,000 Public Records
• 2021-10-22 Sold (MLS) $215,000 AcadianaMLS
• 2021-09-03 Listed $210,000 AcadianaMLS
• 2014-03-24 Sold (MLS) $174,244 AcadianaMLS
• 2013-05-03 Listed $174,244 AcadianaMLS
• 2012-08-06 Listed $32,000 AcadianaMLS
• 2012-08-06 Sold (MLS) $32,000 AcadianaMLS

Property tax history

+43.0%/yr

Latest (2025): $1,989 · -1.2% YoY. Source: county tax records.