104 Cautillion Dr · Youngsville, LA 70592

$189,000

4 bd · 2.5 ba · 2,642 sqft · SingleFamily public records · 26 Days on market

Built 2013 6,534 sqft lot $72/sqft · 38% below area Est $286k · 34% under $33/mo HOA · 1% of rent ↓ 26% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.4/10.0
• 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

Wonderful four bedroom, 2.5 bath home located in the Sugar Ridge subdivision within the Southside School District. Features an open concept living, dining and kitchen area. The large primary suite provides dual vanities, a separate shower, a soaking tub and a walk-in closet. Upstairs you will find a second living room, three bedrooms and a full bathroom. Located minutes from the Youngsville Sports Complex, shopping, restaurants and schools. Some photos have been virtually staged for demonstration purposes only.

Key facts

• Second living room
• Dual vanities
• Soaking tub

Tags

• LARGE PRIMARY SUITE
• DUAL VANITIES
• SEPARATE SHOWER
• SOAKING TUB
• WALK-IN CLOSET
• SECOND LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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); 675 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).
• This rent runs 30% 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 $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

• It's been on market 26 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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

• Climate carrying-cost: 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 $186,165 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.24% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (median comp): $286,402
• List price: $189,000
• Delta: -34.01%
• 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
208 Cautillion Dr	0.08mi	4/2.5	2,460 (-7%)	4mo	$295,000	$120	82
315 Forest Grove Dr	0.29mi	4/2.5	2,460 (-7%)	1mo	$275,000	$112	74
102 Sugar Crest Dr	0.33mi	5/3.0 (+1)	2,720 (+3%)	0mo	$340,000	$125	72
206 Amsterdam Ave	0.34mi	4/3.5	2,479 (-6%)	2mo	$515,632	$208	68
208 Buenos Aires Ave	0.33mi	4/3.0	2,372 (-10%)	0mo	$499,899	$211	65
127 Cape Town Ave	0.22mi	4/3.0	2,270 (-14%)	1mo	$475,000	$209	64
524 Cautillion Dr	0.35mi	4/2.5	2,367 (-10%)	4mo	$265,000	$112	63
123 Chemet Rd	0.63mi	4/3.0	2,491 (-6%)	2mo	$365,000	$147	58
107 Eagleston St	0.69mi	5/3.0 (+1)	2,720 (+3%)	2mo	$364,597	$134	54
205 Grimmon Rd	0.71mi	5/3.0 (+1)	2,476 (-6%)	0mo	$368,165	$149	49
204 Grimmon Rd	0.71mi	4/3.0	2,372 (-10%)	0mo	$351,441	$148	47
101 Chemet Rd	0.67mi	4/3.0	2,349 (-11%)	3mo	$345,000	$147	46

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-349
• Equity at exit: $28,181

10-year hold

• IRR: 8.0%
• Equity multiple: 1.57×
• Total profit: $30,303
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$79
• HOA: −$33
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $524

Break-even live

Break-even rent $1,687

Max offer price $189,000

Occupancy floor 73%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	0.19mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	21d	1	0.52mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 6 events

1. 2026-05-18
   status Pending 516-char remark

   Show marketing remark (516 chars)

   Wonderful four bedroom, 2.5 bath home located in the Sugar Ridge subdivision within the Southside School District. Features an open concept living, dining and kitchen area. The large primary suite provides dual vanities, a separate shower, a soaking tub and a walk-in closet. Upstairs you will find a second living room, three bedrooms and a full bathroom. Located minutes from the Youngsville Sports Complex, shopping, restaurants and schools. Some photos have been virtually staged for demonstration purposes only.

2. 2026-05-07
   status Active 516-char remark

   Show marketing remark (516 chars)

   Wonderful four bedroom, 2.5 bath home located in the Sugar Ridge subdivision within the Southside School District. Features an open concept living, dining and kitchen area. The large primary suite provides dual vanities, a separate shower, a soaking tub and a walk-in closet. Upstairs you will find a second living room, three bedrooms and a full bathroom. Located minutes from the Youngsville Sports Complex, shopping, restaurants and schools. Some photos have been virtually staged for demonstration purposes only.

3. 2026-04-29
   status Pending 516-char remark

   Show marketing remark (516 chars)

   Wonderful four bedroom, 2.5 bath home located in the Sugar Ridge subdivision within the Southside School District. Features an open concept living, dining and kitchen area. The large primary suite provides dual vanities, a separate shower, a soaking tub and a walk-in closet. Upstairs you will find a second living room, three bedrooms and a full bathroom. Located minutes from the Youngsville Sports Complex, shopping, restaurants and schools. Some photos have been virtually staged for demonstration purposes only.

4. 2026-04-13
   listed $189,000 Active 516-char remark

   Show marketing remark (516 chars)

   Wonderful four bedroom, 2.5 bath home located in the Sugar Ridge subdivision within the Southside School District. Features an open concept living, dining and kitchen area. The large primary suite provides dual vanities, a separate shower, a soaking tub and a walk-in closet. Upstairs you will find a second living room, three bedrooms and a full bathroom. Located minutes from the Youngsville Sports Complex, shopping, restaurants and schools. Some photos have been virtually staged for demonstration purposes only.

5. 2013-11-04
   soldstatus $250,975 524-char remark

   Show marketing remark (524 chars)

   D.R Horton will start homes in Sugar Ridge early 2013. This spacious floor plan includes a seperate family room, dining room and bonus room upstairs. Wood in family room. Ceramic tile , kitchen/breakfast, all baths and utility room. Recessed lighting in kitchen. Dual vanities in master bath. Pre wired for security alarm. Gas ventless fireplace. A neighborhood playground and pool will be in place by summer of 2014. 5 cable drops. Buy early-options available.(plans and specifications are subject to change without notice)

6. 2013-02-01
   listed $254,900 524-char remark

   Show marketing remark (524 chars)

   D.R Horton will start homes in Sugar Ridge early 2013. This spacious floor plan includes a seperate family room, dining room and bonus room upstairs. Wood in family room. Ceramic tile , kitchen/breakfast, all baths and utility room. Recessed lighting in kitchen. Dual vanities in master bath. Pre wired for security alarm. Gas ventless fireplace. A neighborhood playground and pool will be in place by summer of 2014. 5 cable drops. Buy early-options available.(plans and specifications are subject to change without notice)

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $2,759 · $230/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 · 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: $28,205
• − Mortgage interest: −$10,587
• − Property taxes: −$2,759
• − Insurance: −$945
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − HOA: −$396
• − Depreciation: −$5,498
• Taxable income: $3,507
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $5,447/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

-25.9% since first listed

6 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-05-07 Relisted — AcadianaMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-13 Listed $189,000 AcadianaMLS
• 2013-11-04 Sold (MLS) $250,975 AcadianaMLS
• 2013-02-01 Listed $254,900 AcadianaMLS

Property tax history

+8.5%/yr

Latest (2025): $2,759 · -1.2% YoY. Source: county tax records.