103 Foxglove Ln · Youngsville, LA 70592

$232,499

3 bd · 2.0 ba · 1,106 sqft · SingleFamily · 136 Days on market

Built 2026 Good condition 3,049 sqft lot $210/sqft · 11% below area Est $262k · 11% under $75/mo HOA · 4% 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).

• ARV discount +12.6/15.0
• Cash flow +7.3/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• 1% rule +2.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Youngsville's newest cottage development! This precious community, located off of Chemin Metairie, is located in the heart of Youngsville, with easy access to the sports complex, grocery stores, restaurants, you name it and it's at your fingertips! Cottages at Rosewalk features a beautiful pond, fishing pier, and pickle ballcourt! Don't pass up the chance to own your own little piece of heaven in the heart of Youngsville!

Key facts

• 3,049 sq ft lot
• Parking
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (25.5% below list).
• Recommended offer: $173k (25.5% below list) — sets the bar for 1% rule.

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); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 811 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 136 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

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 $173,125 (25.5% 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. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (median comp): $261,943
• List price: $232,499
• Delta: -11.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Foxglove	0.00mi	2/2.0 (-1)	1,013 (-8%)	0mo	$214,999	$212	81
121 Romero St	0.29mi	2/1.0 (-1)	1,196 (+8%)	10mo	$113,000	$94	55
204 Briarcliff Dr	0.51mi	3/2.0	1,073 (-3%)	20mo	$129,500	$121	54
304 Investment Dr	0.73mi	3/2.0	1,200 (+8%)	4mo	$198,000	$165	49
106 S Parkwood Dr #1	0.50mi	2/1.5 (-1)	1,000 (-10%)	6mo	$130,000	$130	49
119 Romero St	0.28mi	2/1.0 (-1)	1,250 (+13%)	12mo	$145,000	$116	46
106 S Parkwood Dr #4	0.50mi	2/1.5 (-1)	1,000 (-10%)	15mo	$132,000	$132	41
215 Bennington Ln	0.65mi	3/2.0	1,216 (+10%)	21mo	$237,300	$195	35
106 S Parkwood Dr #2	0.50mi	2/1.5 (-1)	1,000 (-10%)	22mo	$135,000	$135	35
205 Hill Ridge Dr	0.75mi	3/2.0	1,270 (+15%)	13mo	$205,000	$161	30

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: -27.8%
• Equity multiple: 0.08×
• Total profit: $-59,926
• Equity at exit: $34,666

10-year hold

• IRR: -32.3%
• Equity multiple: -0.34×
• Total profit: $-86,912
• Equity at exit: $20,102

Cash invested: $65,100 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 6 under contract
• Months of supply: 22.8 mo (4%/mo absorbed)
• Median asking: $245,499 ($218/sqft)
• Median days on market: 157 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +8.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 811
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,219
• Tax est. 1.5%: −$291 /mo · $3,487/yr
• Insurance: −$97
• HOA: −$75
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-314

Break-even live

Break-even rent $2,129

Max offer price $187,054

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-234	+0% $-314	+5% $-394	+10% $-475
Rent	-10% $-451	-5% $-382	+0% $-314	+5% $-246	+10% $-177
Rate	-1.0pp $-197	-0.5pp $-255	base $-314	+0.5pp $-374	+1.0pp $-436

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: $58,125
• Closing costs: $6,975
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Mayberry Grove ST Youngsville, LA	2.0	2.5	1500	$1,725	$1.15	93d	1	0.03mi
118 Gadwall DR Youngsville, LA	2.0	2.5	1334	$1,700	$1.27	93d	1	0.03mi
102 Canvasback DR Youngsville, LA	2.0	2.5	1305	$1,900	$1.46	93d	1	0.03mi
205 Jacques St Youngsville, LA	2.0	1.0	1100	$995	$0.90	70d	1	0.07mi
204 Romero St Unit C Youngsville, LA	2.0	2.5	1202	$1,650	$1.37	62d	1	0.27mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	62d	14	1.10mi
540 Guillot Rd Lot E Youngsville, LA	4.0	2.0	1280	$1,265	$0.99	62d	1	1.25mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$2,040	$1.80	62d	6	1.32mi
106 Valcour Pl Youngsville, LA	3.0	2.0	1495	$1,950	$1.30	93d	1	1.41mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,899	$1.68	62d	69	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $232,499 Active 136 DOM
2. 2026-08-07
   remarks 528-char remark
3. 2026-08-07
   pricedays on market $232,499 Active 135 DOM
4. 2026-08-06
   days on market $232,999 Active 134 DOM
5. 2026-08-05
   days on market $232,999 Active 133 DOM
6. 2026-08-04
   days on market $232,999 Active 132 DOM
7. 2026-08-03
   days on market $232,999 Active 131 DOM
8. 2026-07-31
   days on market $232,999 Active 128 DOM
9. 2026-07-30
   days on market $232,999 Active 127 DOM
10. 2026-07-29
    days on market $232,999 Active 126 DOM
11. 2026-07-27
    days on market $232,999 Active 124 DOM
12. 2026-07-23
    days on market $232,999 Active 120 DOM
13. 2026-07-22
    days on market $232,999 Active 119 DOM
14. 2026-07-21
    days on market $232,999 Active 118 DOM
15. 2026-07-18
    days on market $232,999 Active 115 DOM
16. 2026-07-16
    days on market $232,999 Active 113 DOM
17. 2026-07-16
    days on market $232,999 Active 112 DOM
18. 2026-07-14
    days on market $232,999 Active 111 DOM
19. 2026-07-13
    days on market $232,999 Active 110 DOM
20. 2026-07-12
    days on market $232,999 Active 109 DOM
21. 2026-07-11
    days on market $232,999 Active 108 DOM
22. 2026-07-10
    days on market $232,999 Active 107 DOM
23. 2026-07-09
    days on market $232,999 Active 106 DOM
24. 2026-07-08
    days on market $232,999 Active 105 DOM
25. 2026-07-07
    days on market $232,999 Active 104 DOM
26. 2026-07-06
    days on market $232,999 Active 103 DOM
27. 2026-07-05
    days on market $232,999 Active 102 DOM
28. 2026-07-04
    days on market $232,999 Active 101 DOM
29. 2026-07-03
    days on market $232,999 Active 100 DOM
30. 2026-07-02
    days on market $232,999 Active 99 DOM
31. 2026-07-01
    days on market $232,999 Active 98 DOM
32. 2026-06-30
    days on market $232,999 Active 97 DOM
33. 2026-06-29
    days on market $232,999 Active 96 DOM
34. 2026-06-28
    days on market $232,999 Active 95 DOM
35. 2026-06-28
    days on market $232,999 Active 94 DOM
36. 2026-06-27
    days on market $232,999 Active 93 DOM
37. 2026-06-25
    days on market $232,999 Active 91 DOM
38. 2026-06-23
    days on market $232,999 Active 89 DOM
39. 2026-06-21
    days on market $232,999 Active 88 DOM
40. 2026-06-18
    days on market $232,999 Active 85 DOM
41. 2026-06-17
    days on market $232,999 Active 84 DOM
42. 2026-06-16
    days on market $232,999 Active 83 DOM
43. 2026-06-15
    days on market $232,999 Active 82 DOM
44. 2026-06-14
    days on market $232,999 Active 80 DOM
45. 2026-06-13
    days on market $232,999 Active 79 DOM
46. 2026-06-10
    days on market $232,999 Active 77 DOM
47. 2026-06-09
    days on market $232,999 Active 76 DOM
48. 2026-06-08
    days on market $232,999 Active 75 DOM
49. 2026-06-07
    days on market $232,999 Active 74 DOM
50. 2026-06-05
    days on market $232,999 Active 71 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,775
• − Mortgage interest: −$13,024
• − Property taxes: −$3,487
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$900
• − Depreciation: −$6,764
• Taxable loss: −$7,886
• Est. tax savings @ 24.0%: +$1,893
• After-tax cash flow: $-1,876/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $5,530–$16,590 screening

This home is in excellent condition with new construction. It is move-in ready with only minor finishing touches needed to complete the spaces.

Value-add opportunities

• Both Install countertops and appliances in kitchen — Completes kitchen and makes it functional ↑
• Both Install fixtures and finishes in bathrooms — Completes bathrooms and makes them usable ↑
• Both Install flooring in kitchen and bathrooms — Completes spaces and makes them livable ↑
• Both Install landscaping and curb appeal — Enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Green T. Lindon Elementary School B+ LA #37/646 Nat'l #4,921/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 High O. Comeaux High School F LA #86/265 Nat'l #8,724/17,239

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

B Composite livability gradescore 78/100

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 · 280,930 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: 6% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-03-23 Listed $232,999 AcadianaMLS