203 Firethorn Dr · Youngsville, LA 70592

$239,900

2 bd · 2.5 ba · 1,326 sqft · SingleFamily · 171 Days on market

Built 2024 Excellent condition $100/mo HOA · 6% of rent

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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
• Schools +5.7/10.0
• Cash flow +5.5/30.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

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

Tags

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

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,145.

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 $-597 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (24.8% below list).
• Recommended offer: $180k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 4.8% in Youngsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 931 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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 171 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,419 (24.8% 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 171 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.65% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.20%
• DSCR: 0.59
• GRM: 12.8

CMA / ARV

• ARV (median comp): $278,145
• List price: $239,900
• Delta: -13.75%
• 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%)	4mo	$240,000	$184	92
122 Stonehurst Dr	0.26mi	2/2.0	1,268 (-4%)	4mo	$272,000	$215	75
121 Barton Ter	0.36mi	3/2.0 (+1)	1,317 (-1%)	0mo	$315,000	$239	75
102 Pettigrove Dr	0.56mi	3/2.0 (+1)	1,397 (+5%)	1mo	$248,500	$178	57
135 Windermere Cir	0.64mi	3/2.0 (+1)	1,424 (+7%)	5mo	$233,000	$164	47
121 Pettigrove Dr	0.61mi	3/2.0 (+1)	1,429 (+8%)	10mo	$232,000	$162	44
116 Laurel Grove Blvd	0.53mi	3/2.0 (+1)	1,485 (+12%)	7mo	$239,000	$161	43
109 Parker Ln	0.62mi	3/2.0 (+1)	1,499 (+13%)	3mo	$268,695	$179	40
202 Parker Ln	0.64mi	3/2.0 (+1)	1,466 (+11%)	7mo	$245,000	$167	40
110 Long Cay Dr	0.61mi	3/2.0 (+1)	1,499 (+13%)	11mo	$280,000	$187	34
502 Oceans Blvd	0.75mi	3/2.0 (+1)	1,470 (+11%)	9mo	$387,960	$264	32
204 E Weeks Dr	0.71mi	3/2.0 (+1)	1,524 (+15%)	9mo	$217,500	$143	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: -34.2%
• Equity multiple: -0.10×
• Total profit: $-85,417
• Equity at exit: $41,472

10-year hold

• IRR: -53.2%
• Equity multiple: -0.70×
• Total profit: $-132,628
• Equity at exit: $24,049

Cash invested: $77,881 (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: 36 active · 27 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $322,750 ($218/sqft)
• Median days on market: 164 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -3.7% 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: 931
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,459
• Tax est. 1.5%: −$348 /mo · $4,172/yr
• Insurance: −$116
• HOA: −$100
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-597

Break-even live

Break-even rent $2,560

Max offer price $191,774

Occupancy floor —

Sensitivity live

Price	-10% $-405	-5% $-501	+0% $-597	+5% $-693	+10% $-789
Rent	-10% $-739	-5% $-668	+0% $-597	+5% $-526	+10% $-454
Rate	-1.0pp $-457	-0.5pp $-526	base $-597	+0.5pp $-669	+1.0pp $-742

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: $69,536
• Closing costs: $8,344
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Firethorn Dr Youngsville, LA	2.0	2.5	1450	$1,595	$1.10	6d	1	0.03mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	116d	1	0.03mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	139d	1	0.05mi
106 Gadwall Dr Youngsville, LA	2.0	2.5	1308	$1,900	$1.45	6d	1	0.05mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	139d	1	0.51mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,599	$1.41	0d	44	0.52mi
115 Gaunt Ln #501 Youngsville, LA	2.0	2.5	1300	$1,895	$1.46	6d	1	0.56mi
115 Gaunt Ln #300 Youngsville, LA	2.0	2.5	1300	$1,895	$1.46	6d	1	0.56mi
115 Gaunt Ln Unit 204 Youngsville, LA	2.0	2.5	1575	$2,095	$1.33	109d	1	0.57mi
115 Gaunt Ln Youngsville, LA	2.0	1.5	1115	$1,675	$1.50	6d	1	0.58mi
805 Broyles St Unit 100 Youngsville, LA	2.0	2.5	1100	$1,895	$1.72	6d	1	0.63mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$5,000	$3.35	6d	1	0.63mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	872	$2,036	$2.33	0d	13	0.67mi
208 E Weeks Dr Youngsville, LA	3.0	2.0	1611	$1,995	$1.24	6d	1	0.71mi
805 Broyles St Unit 102 Youngsville, LA	3.0	2.5	1600	$2,495	$1.56	139d	1	0.74mi
200 Crick Point WAY Youngsville, LA	2.0–3.0	2.0	1134	$1,750	$1.54	0d	7	0.75mi
1007 Southlake Cir Youngsville, LA	3.0	2.0	1535	$1,800	$1.17	2d	1	0.79mi
136 Kirkwood Ln Youngsville, LA	3.0	2.0	1600	$1,500	$0.94	109d	1	0.88mi
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	109d	1	0.93mi
407 Copper Ridge Dr Youngsville, LA	3.0	2.0	1564	$2,100	$1.34	139d	1	0.93mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	116d	1	1.13mi
110 Fourth St Youngsville, LA	3.0	2.5	1700	$1,800	$1.06	139d	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

1. 2026-09-24
   days on market $239,900 Active 171 DOM
2. 2026-09-24
   days on market $239,900 Active 170 DOM
3. 2026-09-22
   days on market $239,900 Active 169 DOM
4. 2026-09-21
   days on market $239,900 Active 168 DOM
5. 2026-09-20
   days on market $239,900 Active 167 DOM
6. 2026-09-19
   days on market $239,900 Active 166 DOM
7. 2026-09-18
   days on market $239,900 Active 165 DOM
8. 2026-09-17
   days on market $239,900 Active 164 DOM
9. 2026-09-16
   days on market $239,900 Active 163 DOM
10. 2026-09-15
    days on market $239,900 Active 162 DOM
11. 2026-09-14
    days on market $239,900 Active 161 DOM
12. 2026-09-13
    days on market $239,900 Active 160 DOM
13. 2026-09-12
    days on market $239,900 Active 159 DOM
14. 2026-09-11
    days on market $239,900 Active 158 DOM
15. 2026-09-05
    days on market $239,900 Active 152 DOM
16. 2026-09-04
    days on market $239,900 Active 151 DOM
17. 2026-09-03
    days on market $239,900 Active 150 DOM
18. 2026-08-31
    days on market $239,900 Active 147 DOM
19. 2026-08-30
    days on market $239,900 Active 146 DOM
20. 2026-08-29
    days on market $239,900 Active 145 DOM
21. 2026-08-28
    days on market $239,900 Active 144 DOM
22. 2026-08-27
    days on market $239,900 Active 143 DOM
23. 2026-08-26
    days on market $239,900 Active 142 DOM
24. 2026-08-25
    days on market $239,900 Active 141 DOM
25. 2026-08-24
    days on market $239,900 Active 140 DOM
26. 2026-08-23
    days on market $239,900 Active 139 DOM
27. 2026-08-22
    days on market $239,900 Active 138 DOM
28. 2026-08-21
    days on market $239,900 Active 137 DOM
29. 2026-08-20
    days on market $239,900 Active 136 DOM
30. 2026-08-19
    days on market $239,900 Active 135 DOM
31. 2026-08-18
    days on market $239,900 Active 134 DOM
32. 2026-08-17
    days on market $239,900 Active 133 DOM
33. 2026-08-16
    days on market $239,900 Active 132 DOM
34. 2026-08-15
    days on market $239,900 Active 131 DOM
35. 2026-08-14
    days on market $239,900 Active 130 DOM
36. 2026-08-13
    days on market $239,900 Active 129 DOM
37. 2026-08-12
    days on market $239,900 Active 128 DOM
38. 2026-08-11
    days on market $239,900 Active 127 DOM
39. 2026-08-10
    days on market $239,900 Active 126 DOM
40. 2026-08-09
    days on market $239,900 Active 125 DOM
41. 2026-08-08
    days on market $239,900 Active 124 DOM
42. 2026-08-07
    days on market $239,900 Active 123 DOM
43. 2026-08-06
    days on market $239,900 Active 122 DOM
44. 2026-08-05
    days on market $239,900 Active 121 DOM
45. 2026-08-04
    days on market $239,900 Active 120 DOM
46. 2026-08-03
    days on market $239,900 Active 119 DOM
47. 2026-07-31
    days on market $239,900 Active 116 DOM
48. 2026-07-30
    days on market $239,900 Active 115 DOM
49. 2026-07-29
    days on market $239,900 Active 114 DOM
50. 2026-07-27
    days on market $239,900 Active 112 DOM

ⓘ 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: $21,650
• − Mortgage interest: −$15,580
• − Property taxes: −$4,172
• − Insurance: −$1,391
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$1,200
• − Depreciation: −$8,091
• Taxable loss: −$12,249
• Est. tax savings @ 24.0%: +$2,940
• After-tax cash flow: $-4,223/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

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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

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

Price history

1 event — show timeline

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