101 Pinnacle Dr · Youngsville, LA 70592

$239,900

3 bd · 2.0 ba · 1,657 sqft · SingleFamily public records · 29 Days on market

Built 2005 7,840 sqft lot $145/sqft · 9% above area Est $228k · 5% over

---

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 +13.8/30.0
• ARV discount +5.2/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home in the desirable Pinnacle Place subdivision with fresh curb appeal and an unbeatable location in Youngsville! The stucco exterior was recently painted in Sherwin Williams' popular Alabaster White, giving this home a bright, clean, updated feel from the moment you arrive. Inside, you'll immediately notice how well this home has been cared for -- it feels fresh, inviting, and move-in ready.The open-concept layout offers a spacious living, dining, and kitchen area with beautiful wood floors, neutral tones, and great natural flow for both everyday living and entertaining. The kitchen features abundant cabinetry, tile countertops, an eat-in bar, and a built-in desk nook perfect for homework, working from home, or staying organized.The oversized primary suite includes dual vanities, a whirlpool tub, separate shower, and a large walk-in closet. Additional bedrooms offer generous space and storage throughout.Step outside to enjoy the extended patio. Ideal for gatherings, grilling, or relaxing evenings at home.Major updates include a brand new HVAC system replaced in 2024 (inside and out) with an existing warranty in place for added peace of mind. Located in Flood Zone X, so no flood insurance is required. Conveniently located just minutes from shopping, restaurants, the Youngsville Sports Complex, and only about 10 minutes from Costco and Target in Lafayette.Qualifies for 100% Rural Development financing.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $20 ($245/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 $192k (19.8% below list).
• Recommended offer: $192k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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

• It's been on market 29 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $200k; 20% 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 $192,481 (19.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $228,415
• List price: $239,900
• Delta: 5.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Briar Green Dr	0.09mi	3/2.0	1,550 (-6%)	5mo	$190,000	$123	81
334 Fortune Rd	0.54mi	3/2.0	1,677 (+1%)	4mo	$268,000	$160	70
144 Wild Rose Ln	0.28mi	3/2.0	1,486 (-10%)	3mo	$229,900	$155	67
123 Laurel Grove Blvd	0.52mi	3/2.0	1,616 (-2%)	6mo	$237,000	$147	66
129 Meadow Glen Dr	0.25mi	3/2.0	1,436 (-13%)	0mo	$215,000	$150	66
117 Laurel Grove Blvd	0.51mi	3/2.0	1,527 (-8%)	0mo	$261,000	$171	63
306 Parker Ln	0.49mi	3/2.5	1,801 (+9%)	6mo	$321,000	$178	56
116 Laurel Grove Blvd	0.53mi	3/2.0	1,485 (-10%)	4mo	$239,000	$161	55
212 Bayou Parc Dr	0.63mi	4/2.0 (+1)	1,762 (+6%)	1mo	$315,000	$179	54
108 Harvey Cay Ln	0.58mi	3/2.5	1,801 (+9%)	4mo	$302,000	$168	54
202 Parker Ln	0.55mi	3/2.0	1,466 (-12%)	4mo	$245,000	$167	52
103 Laurel Grove Blvd	0.50mi	4/3.0 (+1)	1,897 (+14%)	3mo	$315,000	$166	41

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-40,223
• Equity at exit: $35,770

10-year hold

• IRR: -11.6%
• Equity multiple: 0.35×
• Total profit: $-43,932
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $20

Break-even live

Break-even rent $1,899

Max offer price $239,900

Occupancy floor 94%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	13d	1	0.17mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	13d	1	0.31mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	21d	1	0.47mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	43d	1	0.53mi
408 Rue Canard Youngsville, LA	3.0	2.0	1600	$1,800	$1.12	43d	1	0.87mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	43d	1	0.92mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	43d	1	0.95mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	43d	1	0.96mi
431 Chemin Metairie Rd Youngsville, LA	3.0	2.5	1542	$1,270	$0.82	21d	1	0.98mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	21d	1	0.99mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	43d	1	1.16mi
213 Woodhaven Rd Youngsville, LA	3.0	2.0	1982	$1,995	$1.01	13d	1	1.21mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	13d	1	1.24mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	43d	1	1.29mi
405 Claystone Rd Youngsville, LA	3.0	2.0	1740	$1,850	$1.06	43d	1	1.30mi
103 Sapphire Springs Rd Youngsville, LA	4.0	2.0	1906	$2,400	$1.26	43d	1	1.36mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	13d	14	1.36mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	13d	69	1.44mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	43d	1	1.46mi

Listing history 22 events

1. 2026-06-15
   statusdays on market $239,900 Pending 29 DOM
2. 2026-06-14
   days on market $239,900 Active 28 DOM
3. 2026-06-13
   days on market $239,900 Active 27 DOM
4. 2026-06-10
   days on market $239,900 Active 25 DOM
5. 2026-06-09
   days on market $239,900 Active 24 DOM
6. 2026-06-09
   price $239,900 Active 23 DOM
7. 2026-06-08
   days on market $244,900 Active 23 DOM
8. 2026-06-07
   days on market $244,900 Active 22 DOM
9. 2026-06-05
   days on market $244,900 Active 19 DOM
10. 2026-06-03
    days on market $244,900 Active 18 DOM
11. 2026-06-02
    days on market $244,900 Active 17 DOM
12. 2026-06-01
    days on market $244,900 Active 16 DOM
13. 2026-05-31
    days on market $244,900 Active 15 DOM
14. 2026-05-30
    days on market $244,900 Active 14 DOM
15. 2026-05-16
    listed $244,900 Active 1448-char remark

    Show marketing remark (1448 chars)

    Beautifully maintained home in the desirable Pinnacle Place subdivision with fresh curb appeal and an unbeatable location in Youngsville! The stucco exterior was recently painted in Sherwin Williams' popular Alabaster White, giving this home a bright, clean, updated feel from the moment you arrive. Inside, you'll immediately notice how well this home has been cared for -- it feels fresh, inviting, and move-in ready.The open-concept layout offers a spacious living, dining, and kitchen area with beautiful wood floors, neutral tones, and great natural flow for both everyday living and entertaining. The kitchen features abundant cabinetry, tile countertops, an eat-in bar, and a built-in desk nook perfect for homework, working from home, or staying organized.The oversized primary suite includes dual vanities, a whirlpool tub, separate shower, and a large walk-in closet. Additional bedrooms offer generous space and storage throughout.Step outside to enjoy the extended patio. Ideal for gatherings, grilling, or relaxing evenings at home.Major updates include a brand new HVAC system replaced in 2024 (inside and out) with an existing warranty in place for added peace of mind. Located in Flood Zone X, so no flood insurance is required. Conveniently located just minutes from shopping, restaurants, the Youngsville Sports Complex, and only about 10 minutes from Costco and Target in Lafayette.Qualifies for 100% Rural Development financing.

16. 2017-08-08
    soldstatus $199,500 742-char remark

    Show marketing remark (742 chars)

    Gorgeous listing in Pinnacle Place, great location with quick access to shopping, dining, and all Lafayette has to offer. You are welcomed into an open dining, living, kitchen plan. Beautiful wood floors and freshly painted with gorgeous neutral palette. Spacious Kitchen with loads of cabinetry for storage, tile countertops, eat-in bar, plus built-in computer nook perfect for a homework station. Spacious master retreat with attached bath that has dual sink vanity, whirlpool tub, separate shower, and walk-in closet. Great sized space bedrooms with plenty of space for sleep, study, and storage. You'll love to entertain in this backyard with extended patio space and beautiful landscaping. Qualifies for 100% Rural Development Financing.

17. 2017-05-09
    listed $199,500 742-char remark

    Show marketing remark (742 chars)

    Gorgeous listing in Pinnacle Place, great location with quick access to shopping, dining, and all Lafayette has to offer. You are welcomed into an open dining, living, kitchen plan. Beautiful wood floors and freshly painted with gorgeous neutral palette. Spacious Kitchen with loads of cabinetry for storage, tile countertops, eat-in bar, plus built-in computer nook perfect for a homework station. Spacious master retreat with attached bath that has dual sink vanity, whirlpool tub, separate shower, and walk-in closet. Great sized space bedrooms with plenty of space for sleep, study, and storage. You'll love to entertain in this backyard with extended patio space and beautiful landscaping. Qualifies for 100% Rural Development Financing.

18. 2017-01-11
    listed $207,000
19. 2006-07-17
    soldstatus $183,000
20. 2006-06-09
    listed $182,900
21. 2005-09-14
    soldstatus $182,900
22. 2004-12-15
    listed $182,900

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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: $23,098
• − Mortgage interest: −$13,438
• − Property taxes: −$1,706
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$6,979
• Taxable loss: −$3,921
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $1,186/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

+33.9% since first listed

8 events — show timeline

• 2026-05-16 Listed $244,900 AcadianaMLS
• 2017-08-08 Sold (MLS) $199,500 AcadianaMLS
• 2017-05-09 Listed $199,500 AcadianaMLS
• 2017-01-11 Listed $207,000 AcadianaMLS
• 2006-07-17 Sold (MLS) $183,000 AcadianaMLS
• 2006-06-09 Listed $182,900 AcadianaMLS
• 2005-09-14 Sold (MLS) $182,900 AcadianaMLS
• 2004-12-15 Listed $182,900 AcadianaMLS

Property tax history

+6.3%/yr

Latest (2025): $1,706 · -1.3% YoY. Source: county tax records.