Is 203 Firethorn Dr in Youngsville, LA a good investment?

CashFlowRE grades it F with a 3.8% cap rate and $-578/mo modeled cash flow at a $239,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 203 Firethorn Dr?

The modeled cap rate is 3.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,870/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 32.41

Why this score? — see what drove the F 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 +7.5/15.0
Cash flow +5.7/30.0
Schools +5.7/10.0
Condition / age +5.0/5.0
Livability +3.9/5.0
Rent growth +2.9/5.0
1% rule +1.6/10.0
DSCR +0.1/10.0
Appreciation +0.0/10.0

$239,900

203 Firethorn Dr · Youngsville, LA 70592

2 bd · 2.5 ba · 1,326 sqft · SingleFamily · 124 Days on market

Built 2024 Excellent condition $100/mo HOA · 5% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

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.

Key facts

Prime location
Parking
Built 2024

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 $-578 ($-7k/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: 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); 811 active listings in the ZIP; 15 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 $8k 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 124 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,976 (22.1% below list)

Questions for the listing agent

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?
It's been on market 124 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.66% ✗
Cap rate: 3.84%
Cash-on-cash: -8.75%
DSCR: 0.61
GRM: 12.6

CMA / ARV

ARV (median comp): $282,849
List price: $239,900
Delta: -15.18%
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%)	2mo	$240,000	$184	94
106 Gadwall Dr	0.05mi	2/2.5	1,308 (-1%)	10mo	$220,000	$168	87
122 Stonehurst Dr	0.26mi	2/2.0	1,268 (-4%)	2mo	$272,000	$215	76
207 Palfrey Pkwy	0.56mi	2/2.0	1,319 (-0%)	10mo	$300,000	$227	62
135 Windermere Cir	0.64mi	3/2.0 (+1)	1,424 (+7%)	3mo	$233,000	$164	48
121 Pettigrove Dr	0.61mi	3/2.0 (+1)	1,429 (+8%)	8mo	$232,000	$162	45
116 Laurel Grove Blvd	0.53mi	3/2.0 (+1)	1,485 (+12%)	5mo	$239,000	$161	44
109 Parker Ln	0.62mi	3/2.0 (+1)	1,499 (+13%)	1mo	$268,695	$179	42
202 Parker Ln	0.64mi	3/2.0 (+1)	1,466 (+11%)	5mo	$245,000	$167	41
110 Long Cay Dr	0.61mi	3/2.0 (+1)	1,499 (+13%)	10mo	$280,000	$187	35
502 Oceans Blvd	0.75mi	3/2.0 (+1)	1,470 (+11%)	8mo	$387,960	$264	34
204 E Weeks Dr	0.71mi	3/2.0 (+1)	1,524 (+15%)	8mo	$217,500	$143	28

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: -33.3%
Equity multiple: -0.07×
Total profit: $-85,038
Equity at exit: $42,174

10-year hold

IRR: -50.1%
Equity multiple: -0.65×
Total profit: $-131,063
Equity at exit: $24,456

Cash invested: $79,198 (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: 33 active · 20 under contract
Months of supply: 7.6 mo (13%/mo absorbed)
Median asking: $326,500 ($219/sqft)
Median days on market: 157 d
This list price: 6% of active listings are priced below it
ARV vs active asking: -2.7% 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: 10.7×

Monthly cashflow live

Estimated rent: $1,870 high interval (Pro) →
Mortgage (P&I): −$1,483
Tax est. 1.5%: −$354 /mo · $4,243/yr
Insurance: −$118
HOA: −$100
Lot rent: −$0
Vacancy / Maint / Mgmt: −$393
Net cashflow: $-578

Break-even live

Break-even rent $2,601

Max offer price $199,270

Occupancy floor —

Sensitivity live

Price	-10% $-382	-5% $-480	+0% $-578	+5% $-675	+10% $-773
Rent	-10% $-725	-5% $-651	+0% $-578	+5% $-504	+10% $-430
Rate	-1.0pp $-435	-0.5pp $-506	base $-578	+0.5pp $-651	+1.0pp $-725

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: $70,712
Closing costs: $8,485
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	70d	1	0.03mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	93d	1	0.05mi
510 Annaberg Dr Youngsville, LA	3.0	2.0	1825	$2,550	$1.40	93d	1	0.22mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	93d	1	0.51mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,599	$1.41	62d	69	0.52mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	62d	1	0.57mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	93d	1	0.63mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	62d	14	0.67mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	93d	1	0.74mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$1,815	$1.60	62d	6	0.75mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	62d	1	0.88mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	62d	1	0.93mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	93d	1	0.93mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	70d	1	1.13mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	93d	1	1.46mi

Property features AI

Finance

HOA & community: Monthly association fee of $100Association covers grounds maintenanceCommunity amenities near medical facilities and shopping/mall

Exterior

Parking: Open parking
Utilities: Public sewerElectric service by SLEMCO
Home design: Single family residence / TownhouseNew constructionCity street frontage
Construction: Vinyl siding, brick, and frame constructionComposition roof
Exterior features: Wood fencingCovered patio/porchPond on propertyWalk-to waterfront

Interior

Kitchen: DishwasherDisposalElectric cooktopElectric stoveMicrowaveRefrigerator
Flooring: Concrete floorsVinyl plank flooring
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Central heating (electric)Central air conditioning
Interior features: High ceilingsDouble vanityKitchen islandGranite countersWindow treatments
Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

2026-08-08

days on market $239,900 Active 124 DOM
2026-08-07

days on market $239,900 Active 123 DOM
2026-08-06

days on market $239,900 Active 122 DOM
2026-08-05

days on market $239,900 Active 121 DOM
2026-08-04

days on market $239,900 Active 120 DOM
2026-08-03

days on market $239,900 Active 119 DOM
2026-07-31

days on market $239,900 Active 116 DOM
2026-07-30

days on market $239,900 Active 115 DOM
2026-07-29

days on market $239,900 Active 114 DOM
2026-07-27

days on market $239,900 Active 112 DOM
2026-07-23

days on market $239,900 Active 108 DOM
2026-07-22

days on market $239,900 Active 107 DOM
2026-07-21

days on market $239,900 Active 106 DOM
2026-07-18

days on market $239,900 Active 103 DOM
2026-07-16

days on market $239,900 Active 101 DOM
2026-07-16

days on market $239,900 Active 100 DOM
2026-07-14

days on market $239,900 Active 99 DOM
2026-07-13

days on market $239,900 Active 98 DOM
2026-07-12

days on market $239,900 Active 97 DOM
2026-07-11

days on market $239,900 Active 96 DOM
2026-07-10

days on market $239,900 Active 95 DOM
2026-07-09

days on market $239,900 Active 94 DOM
2026-07-08

days on market $239,900 Active 93 DOM
2026-07-07

days on market $239,900 Active 92 DOM
2026-07-06

days on market $239,900 Active 91 DOM
2026-07-05

days on market $239,900 Active 90 DOM
2026-07-04

days on market $239,900 Active 89 DOM
2026-07-03

days on market $239,900 Active 88 DOM
2026-07-02

days on market $239,900 Active 87 DOM
2026-07-01

days on market $239,900 Active 86 DOM
2026-06-30

days on market $239,900 Active 85 DOM
2026-06-29

days on market $239,900 Active 84 DOM
2026-06-28

days on market $239,900 Active 83 DOM
2026-06-28

days on market $239,900 Active 82 DOM
2026-06-27

days on market $239,900 Active 81 DOM
2026-06-25

days on market $239,900 Active 79 DOM
2026-06-23

days on market $239,900 Active 77 DOM
2026-06-21

days on market $239,900 Active 76 DOM
2026-06-18

days on market $239,900 Active 73 DOM
2026-06-17

days on market $239,900 Active 72 DOM
2026-06-16

days on market $239,900 Active 71 DOM
2026-06-15

days on market $239,900 Active 70 DOM
2026-06-14

days on market $239,900 Active 68 DOM
2026-06-13

days on market $239,900 Active 67 DOM
2026-06-10

days on market $239,900 Active 65 DOM
2026-06-09

days on market $239,900 Active 64 DOM
2026-06-08

days on market $239,900 Active 63 DOM
2026-06-07

days on market $239,900 Active 62 DOM
2026-06-05

days on market $239,900 Active 59 DOM
2026-06-03

days on market $239,900 Active 58 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,437
− Mortgage interest: −$15,844
− Property taxes: −$4,243
− Insurance: −$1,414
− Repairs & maintenance: −$1,795
− Management: −$1,795
− HOA: −$1,200
− Depreciation: −$8,228
Taxable loss: −$12,082

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,900
After-tax cash flow: $-4,031/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. ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Ernest Gallet Elementary School A- LA #23/646 Nat'l #3,228/41,679 Middle Youngsville Middle School D+ LA #37/218 Nat'l #4,159/14,009 High Southside High School C- LA #30/265 Nat'l #4,948/17,239

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

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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

1 event — show timeline

2026-04-06 Listed $239,900 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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