105 Windrose Ln · Youngsville, LA 70592

$134,000

3 bd · 2.0 ba · 1,166 sqft · Manufactured public records · 51 Days on market

Built 2022 8,276 sqft lot $115/sqft · at area comps Est $148k · 9% under

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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 +30.0/30.0
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

CASE# 221-317202 (IE) $275

Key facts

• Screened in porch
• Metal roof
• Fenced yard

Tags

• FENCED YARD
• SCREENED IN PORCH
• METAL ROOF
• INCLUDED SHED

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service by Entergy
• Home design: Manufactured home; Paved road frontage
• Construction: Vinyl siding and frame construction; Metal roof
• Exterior features: Outdoor lighting; Covered, screened porch; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove/oven
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Formica counters; Aluminum-framed windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Ernest Gallet Elementary School (math 74% / reading 68%, grade A-, #23 of 646 statewide, top 4%, 702 students, 40% 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).
• Zoned-school proficiency averages 57% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $926 of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $35k; list at $134k implies a 283% gain — meaningful room to come down on a strong offer.

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 $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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: 1.46% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $147,500
• List price: $134,000
• Delta: -9.15%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Chemin Metairie Rd	0.68mi	2/2.0 (-1)	1,000 (-14%)	16mo	$129,500	$130	27

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,079
• Equity at exit: $19,980

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $10,544
• Equity at exit: $11,586

Cash invested: $37,520 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$703
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $299

Break-even live

Break-even rent $1,572

Max offer price $134,000

Occupancy floor 80%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.28mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	43d	1	0.48mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	21d	1	0.91mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	43d	1	0.95mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	21d	1	0.99mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	13d	14	1.15mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	43d	1	1.17mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	13d	69	1.34mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	43d	1	1.39mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	13d	6	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $134,000 Active 51 DOM
2. 2026-06-17
   days on market $134,000 Active 50 DOM
3. 2026-06-16
   days on market $134,000 Active 49 DOM
4. 2026-06-15
   days on market $134,000 Active 48 DOM
5. 2026-06-14
   days on market $134,000 Active 46 DOM
6. 2026-06-13
   days on market $134,000 Active 45 DOM
7. 2026-06-10
   days on market $134,000 Active 43 DOM
8. 2026-06-09
   days on market $134,000 Active 42 DOM
9. 2026-06-08
   days on market $134,000 Active 41 DOM
10. 2026-06-07
    days on market $134,000 Active 40 DOM
11. 2026-06-05
    days on market $134,000 Active 37 DOM
12. 2026-06-03
    days on market $134,000 Active 36 DOM
13. 2026-06-02
    days on market $134,000 Active 35 DOM
14. 2026-06-01
    days on market $134,000 Active 34 DOM
15. 2026-05-31
    days on market $134,000 Active 33 DOM
16. 2026-05-30
    days on market $134,000 Active 32 DOM
17. 2026-05-09
    status Active 760-char remark
18. 2026-04-30
    historical Contingent (Show) 760-char remark
19. 2026-04-28
    listed $134,000 Active 760-char remark
20. 2026-02-16
    listed $139,500 Active
21. 2006-03-24
    soldstatus
22. 2005-09-19
    soldstatus $35,000

    Show marketing remark (26 chars)

    CASE# 221-317202 (IE) $275

23. 2005-07-14
    listed $38,880

    Show marketing remark (26 chars)

    CASE# 221-317202 (IE) $275

24. 2005-05-12
    listed $48,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$57/yr (+$5/mo · 8.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $23,399
• − Mortgage interest: −$7,506
• − Property taxes: −$680
• − Insurance: −$5,788
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,898
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,157/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

+179.2% since first listed

8 events — show timeline

• 2026-05-09 Relisted — AcadianaMLS
• 2026-04-30 Contingent — AcadianaMLS
• 2026-04-28 Listed $134,000 AcadianaMLS
• 2026-02-16 Listed $139,500 AcadianaMLS
• 2006-03-24 Sold (Public Records) — Public Records
• 2005-09-19 Sold (MLS) $35,000 AcadianaMLS
• 2005-07-14 Listed $38,880 AcadianaMLS
• 2005-05-12 Listed $48,000 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $680 · -1.3% YoY. Source: county tax records.