107 Green Mountain Ridge St · Youngsville, LA 70592

$215,000

3 bd · 2.0 ba · 1,619 sqft · SingleFamily public records · 117 Days on market

Built 2015 6,969 sqft lot $133/sqft · 20% below area Est $268k · 20% under $29/mo HOA · 1% of rent

---

Why this score? — see what drove the C 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• 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

Own with confidence in Youngsville! This charming home at the end of a peaceful cul-de-sac is move-in ready, with all appliances remaining for the new owners. Forget about power outages! The included whole-house propane generator ensures you'll have comfort all year-round. Don't let the flood zone designation hold you back; this home has a flawless no-flood history and is a great candidate for a possible LOMA. The added bonus of a stunning pond view backyard, this home is sure to check all the boxes! * Back on Market because seller feels ready to move now*

Key facts

• Pond view backyard
• No-flood history
• 6,969 sq ft lot

Tags

• WHOLE-HOUSE PROPANE GENERATOR
• NO-FLOOD HISTORY
• POND VIEW BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $201k (6.6% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $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 117 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 7 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 $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.93% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $268,302
• List price: $215,000
• Delta: -19.87%
• 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
103 Sun Ridge St	0.10mi	3/2.0	1,568 (-3%)	4mo	$215,000	$137	86
105 Peak Valley St	0.20mi	3/2.0	1,564 (-3%)	7mo	$230,000	$147	79
511 Flanders Ridge Dr	0.23mi	3/2.0	1,569 (-3%)	7mo	$199,000	$127	79
413 Flanders Ridge Dr	0.24mi	3/2.0	1,710 (+6%)	2mo	$245,000	$143	78
306 Flanders Ridge Dr	0.26mi	3/2.0	1,710 (+6%)	4mo	$255,000	$149	75
107 Hidden Hills Dr	0.29mi	3/2.0	1,495 (-8%)	4mo	$225,000	$151	71
101 Peak Run	0.13mi	3/2.0	1,387 (-14%)	6mo	$227,000	$164	65
206 Green Ridge Dr	0.30mi	3/2.0	1,461 (-10%)	6mo	$226,500	$155	65
307 Oak Hill Ln	0.64mi	3/2.0	1,655 (+2%)	3mo	$239,000	$144	64
202 Clay Ridge Dr	0.28mi	3/2.0	1,401 (-14%)	3mo	$232,000	$166	62
224 Tall Oaks Ln	0.58mi	3/2.0	1,678 (+4%)	6mo	$280,000	$167	61
303 Lahasky Dr	0.69mi	3/2.0	1,815 (+12%)	3mo	$295,000	$163	45

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-34,045
• Equity at exit: $32,057

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-35,742
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$90
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$29
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $54

Break-even live

Break-even rent $1,940

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Sun Ridge St Youngsville, LA	3.0	2.0	1568	$1,750	$1.12	43d	1	0.18mi
220 Tall Oaks Ln Youngsville, LA	4.0	2.0	1885	$2,200	$1.17	21d	1	0.59mi
210 Revere Dr Youngsville, LA	3.0	2.0	1690	$2,500	$1.48	43d	1	0.88mi
101 Seneca Cir Youngsville, LA	3.0	2.0	1640	$1,900	$1.16	21d	1	0.90mi
139 Iberia St Unit I Youngsville, LA	3.0	3.0	1645	$1,900	$1.16	43d	1	0.95mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	43d	1	1.01mi
104 Field Pt Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.03mi
204 Benson GRV Youngsville, LA	4.0	2.0	1700	$2,500	$1.47	43d	1	1.03mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	43d	1	1.03mi
— Youngsville, LA	4.0	3.0	2072	$2,550	$1.23	43d	1	1.03mi
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	43d	1	1.03mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	43d	1	1.03mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	13d	1	1.06mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	21d	1	1.09mi
210 Caillou Grove Rd Youngsville, LA	4.0	2.0	1961	$2,100	$1.07	13d	1	1.12mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	13d	1	1.15mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	43d	1	1.26mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 29 events

1. 2026-06-18
   days on market $215,000 Active 117 DOM
2. 2026-06-17
   days on market $215,000 Active 116 DOM
3. 2026-06-16
   days on market $215,000 Active 115 DOM
4. 2026-06-15
   days on market $215,000 Active 114 DOM
5. 2026-06-14
   days on market $215,000 Active 112 DOM
6. 2026-06-13
   days on market $215,000 Active 111 DOM
7. 2026-06-10
   days on market $215,000 Active 109 DOM
8. 2026-06-09
   days on market $215,000 Active 108 DOM
9. 2026-06-08
   days on market $215,000 Active 107 DOM
10. 2026-06-07
    days on market $215,000 Active 106 DOM
11. 2026-06-05
    pricedays on market $215,000 Active 103 DOM
12. 2026-06-03
    days on market $220,000 Active 102 DOM
13. 2026-06-02
    days on market $220,000 Active 101 DOM
14. 2026-06-01
    days on market $220,000 Active 100 DOM
15. 2026-05-31
    days on market $220,000 Active 99 DOM
16. 2026-05-30
    days on market $220,000 Active 98 DOM
17. 2026-03-26
    status Active 562-char remark

    Show marketing remark (562 chars)

    Own with confidence in Youngsville! This charming home at the end of a peaceful cul-de-sac is move-in ready, with all appliances remaining for the new owners. Forget about power outages! The included whole-house propane generator ensures you'll have comfort all year-round. Don't let the flood zone designation hold you back; this home has a flawless no-flood history and is a great candidate for a possible LOMA. The added bonus of a stunning pond view backyard, this home is sure to check all the boxes! * Back on Market because seller feels ready to move now*

18. 2026-01-09
    listed $220,000 Active 562-char remark

    Show marketing remark (562 chars)

    Own with confidence in Youngsville! This charming home at the end of a peaceful cul-de-sac is move-in ready, with all appliances remaining for the new owners. Forget about power outages! The included whole-house propane generator ensures you'll have comfort all year-round. Don't let the flood zone designation hold you back; this home has a flawless no-flood history and is a great candidate for a possible LOMA. The added bonus of a stunning pond view backyard, this home is sure to check all the boxes! * Back on Market because seller feels ready to move now*

19. 2025-10-14
    price $225,000
20. 2025-08-04
    price $235,000
21. 2025-06-03
    status Active
22. 2025-04-26
    listed $245,000 Active
23. 2021-09-17
    soldstatus $213,000
24. 2021-09-17
    soldstatus $213,000
25. 2021-07-29
    listed $222,732
26. 2015-04-20
    soldstatus $173,900
27. 2014-12-05
    listed $173,900
28. 2014-11-03
    soldstatus $36,000
29. 2012-07-13
    listed $36,000

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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 3/10 Moderate FEMA zone A · 20% 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: $24,095
• − Mortgage interest: −$12,043
• − Property taxes: −$1,934
• − Insurance: −$2,578
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$348
• − Depreciation: −$6,255
• Taxable loss: −$2,918
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,346/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

+511.1% since first listed

13 events — show timeline

• 2026-03-26 Relisted — AcadianaMLS
• 2026-01-09 Listed $220,000 AcadianaMLS
• 2025-10-14 Price Changed $225,000 AcadianaMLS
• 2025-08-04 Price Changed $235,000 AcadianaMLS
• 2025-06-03 Relisted — AcadianaMLS
• 2025-04-26 Listed $245,000 AcadianaMLS
• 2021-09-17 Sold (Public Records) $213,000 Public Records
• 2021-09-17 Sold (MLS) $213,000 AcadianaMLS
• 2021-07-29 Listed $222,732 AcadianaMLS
• 2015-04-20 Sold (MLS) $173,900 AcadianaMLS
• 2014-12-05 Listed $173,900 AcadianaMLS
• 2014-11-03 Sold (MLS) $36,000 AcadianaMLS
• 2012-07-13 Listed $36,000 AcadianaMLS

Property tax history

+12.0%/yr

Latest (2025): $1,934 · -1.2% YoY. Source: county tax records.