203 Firethorn Dr · Youngsville, LA 70592

$239,900

2 bd · 2.5 ba · 1,326 sqft · SingleFamily · 76 Days on market

Built 2024 Excellent condition $181/sqft · 15% below area Est $283k · 15% under $100/mo HOA · 5% 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 +14.4/15.0
• Cash flow +7.7/30.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Your Dream Home!Welcome to this beautifully furnished 2-bedroom, 2.5-bathroom residence, perfectly situated in a prime location. This home offers everything you need for comfortable living, all within easy reach.Key Features: Convenience at Your Doorstep: Enjoy proximity to shopping centers, restaurants, pharmacies, and urgent care facilities, ensuring all your daily needs are met. Educational Opportunities: Located near reputable schools, making it an ideal choice for families. Entertainment Galore: Explore a variety of entertainment options, including a nearby sports complex and attractions that cater to all ages. Festive Spirit: Experience the vibrant atmosphere of Mardi Gras, celebrated just around the corner, adding an extra layer of excitement to your community.Experience the best of both comfort and convenience in one place! Don't miss out on this fantastic opportunity.

Key facts

• Prime location
• Parking
• Built 2024

Tags

• PRIME LOCATION
• PROXIMITY TO SHOPPING CENTERS
• PROXIMITY TO RESTAURANTS
• PROXIMITY TO PHARMACIES
• NEAR REPUTABLE SCHOOLS
• NEARBY SPORTS COMPLEX

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (22.1% below list).
• Recommended offer: $187k (22.1% 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); 684 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 76 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,976 (22.1% 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 76 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 10.7

CMA / ARV

• ARV (median comp): $282,990
• List price: $239,900
• Delta: -15.23%
• 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
118 Canvasback Dr	0.04mi	2/2.5	1,305 (-2%)	1mo	$240,000	$184	95
106 Gadwall Dr	0.05mi	2/2.5	1,308 (-1%)	9mo	$220,000	$168	88
122 Stonehurst Dr	0.26mi	2/2.0	1,268 (-4%)	1mo	$272,000	$215	78
207 Palfrey Pkwy	0.56mi	2/2.0	1,319 (-0%)	8mo	$300,000	$227	64
108 Laurel Grove Blvd	0.52mi	3/2.0 (+1)	1,397 (+5%)	9mo	$222,000	$159	52
135 Windermere Cir	0.64mi	3/2.0 (+1)	1,424 (+7%)	2mo	$233,000	$164	50
121 Pettigrove Dr	0.61mi	3/2.0 (+1)	1,429 (+8%)	7mo	$232,000	$162	46
116 Laurel Grove Blvd	0.53mi	3/2.0 (+1)	1,485 (+12%)	4mo	$239,000	$161	45
202 Parker Ln	0.64mi	3/2.0 (+1)	1,466 (+11%)	4mo	$245,000	$167	42
110 Long Cay Dr	0.61mi	3/2.0 (+1)	1,499 (+13%)	8mo	$280,000	$187	36
502 Oceans Blvd	0.75mi	3/2.0 (+1)	1,470 (+11%)	6mo	$387,960	$264	35
204 E Weeks Dr	0.71mi	3/2.0 (+1)	1,524 (+15%)	6mo	$217,500	$143	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: -26.4%
• Equity multiple: 0.12×
• Total profit: $-59,174
• Equity at exit: $35,770

10-year hold

• IRR: -28.9%
• Equity multiple: -0.25×
• Total profit: $-84,199
• 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: 684
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-281

Break-even live

Break-even rent $2,225

Max offer price $199,270

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-198	+0% $-281	+5% $-364	+10% $-447
Rent	-10% $-428	-5% $-355	+0% $-281	+5% $-207	+10% $-133
Rate	-1.0pp $-160	-0.5pp $-220	base $-281	+0.5pp $-343	+1.0pp $-406

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	23d	1	0.03mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	45d	1	0.05mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	45d	1	0.22mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	45d	1	0.51mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,599	$1.41	15d	69	0.52mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	15d	1	0.57mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	45d	1	0.63mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	15d	14	0.67mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	45d	1	0.74mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$1,815	$1.60	15d	6	0.75mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	15d	1	0.88mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	15d	1	0.93mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	45d	1	0.93mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	23d	1	1.13mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	45d	1	1.46mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 18 events

1. 2026-06-21
   days on market $239,900 Active 76 DOM
2. 2026-06-18
   days on market $239,900 Active 73 DOM
3. 2026-06-17
   days on market $239,900 Active 72 DOM
4. 2026-06-16
   days on market $239,900 Active 71 DOM
5. 2026-06-15
   days on market $239,900 Active 70 DOM
6. 2026-06-14
   days on market $239,900 Active 68 DOM
7. 2026-06-13
   days on market $239,900 Active 67 DOM
8. 2026-06-10
   days on market $239,900 Active 65 DOM
9. 2026-06-09
   days on market $239,900 Active 64 DOM
10. 2026-06-08
    days on market $239,900 Active 63 DOM
11. 2026-06-07
    days on market $239,900 Active 62 DOM
12. 2026-06-05
    days on market $239,900 Active 59 DOM
13. 2026-06-03
    days on market $239,900 Active 58 DOM
14. 2026-06-02
    days on market $239,900 Active 57 DOM
15. 2026-06-01
    days on market $239,900 Active 56 DOM
16. 2026-05-31
    days on market $239,900 Active 55 DOM
17. 2026-05-30
    days on market $239,900 Active 54 DOM
18. 2026-04-06
    listed $239,900 Active 898-char remark

    Show marketing remark (898 chars)

    Discover Your Dream Home!Welcome to this beautifully furnished 2-bedroom, 2.5-bathroom residence, perfectly situated in a prime location. This home offers everything you need for comfortable living, all within easy reach.Key Features: Convenience at Your Doorstep: Enjoy proximity to shopping centers, restaurants, pharmacies, and urgent care facilities, ensuring all your daily needs are met. Educational Opportunities: Located near reputable schools, making it an ideal choice for families. Entertainment Galore: Explore a variety of entertainment options, including a nearby sports complex and attractions that cater to all ages. Festive Spirit: Experience the vibrant atmosphere of Mardi Gras, celebrated just around the corner, adding an extra layer of excitement to your community.Experience the best of both comfort and convenience in one place! Don't miss out on this fantastic opportunity.

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

Taxation est. · year 1

• Rental income: $22,437
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$1,200
• − Depreciation: −$6,979
• Taxable loss: −$7,568
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $-1,553/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 · 6 photos

Excellent 100/100 None rehab

This beautifully maintained single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a prime location and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-06 Listed $239,900 AcadianaMLS