107 Saint Pius Pl · Youngsville, LA 70592

$138,900

2 bd · 2.0 ba · 1,006 sqft · SingleFamily public records · 31 Days on market

Built 1986 2,613 sqft lot

---

Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to your quaint, recently updated home that is conveniently move-in ready for its new owners. In close proximity to the Youngsville Sports Complex, Rouse's, and zoned for Ernest Gallet, Youngsville Middle and Southside High school zones, you can't go wrong with making this house your new home. With a petite yard perfect for a small garden or flower bed, lawn care will be a minimum. Plus, inside there are granite countertops and stainless steel appliances in the kitchen, vaulted ceilings in the living room, and a WALK IN CLOSET in the master bedroom! This home also comes with a refrigerator and washer/dryer. Schedule your showing today!

Key facts

• Wide front yard
• Formal dining room
• Fenced yard

Tags

• WIDE FRONT YARD
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• FORMAL DINING ROOM
• PRIVATE EN-SUITE BATH
• FENCED YARD

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single-family residence; Composition roof
• Construction: Brick veneer and brick with vinyl siding and frame construction
• Exterior features: Wood fencing; Covered porch

Interior

• Flooring: Wood laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Granite counters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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); 684 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $960 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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

• Climate carrying-cost: 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 $134,733 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $6,755
• Equity at exit: $20,710

10-year hold

• IRR: 12.8%
• Equity multiple: 1.96×
• Total profit: $37,166
• Equity at exit: $12,010

Cash invested: $38,892 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$728
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $497

Break-even live

Break-even rent $1,120

Max offer price $138,900

Occupancy floor 67%

Sensitivity live

Price	-10% $575	-5% $536	+0% $497	+5% $457	+10% $418
Rent	-10% $358	-5% $427	+0% $497	+5% $566	+10% $635
Rate	-1.0pp $567	-0.5pp $532	base $497	+0.5pp $461	+1.0pp $424

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Village Green Dr Youngsville, LA	3.0	2.0	1410	$1,800	$1.28	15d	1	0.22mi
127 Santa Marta Dr Youngsville, LA	3.0	2.0	1305	$1,800	$1.38	22d	1	0.41mi
117 Harvey Cay Ln Youngsville, LA	3.0	2.0	1499	$1,950	$1.30	45d	1	0.55mi
119 Gadwall Dr Youngsville, LA	2.0	2.5	1453	$1,795	$1.24	45d	1	0.95mi
502 Chemin Metairie Rd Unit B Youngsville, LA	2.0	1.5	1100	$995	$0.90	45d	1	0.96mi
105 Firethorn Dr Youngsville, LA	2.0	2.5	1453	$1,695	$1.17	22d	1	0.99mi
130 Windermere Cir Youngsville, LA	3.0	2.0	1493	$4,500	$3.01	45d	1	1.12mi
115 Gaunt Ln #205 Youngsville, LA	1.0	1.5	850	$1,495	$1.76	45d	1	1.25mi
201 Prescott Blvd Youngsville, LA	1.0–2.0	1.0–2.0	829	$1,956	$2.36	15d	14	1.39mi
1931 Chemin Metairie Pkwy Youngsville, LA	1.0–3.0	1.0–2.0	1132	$1,599	$1.41	15d	69	1.44mi

Listing history 28 events

1. 2026-06-21
   days on market $138,900 Active 31 DOM
2. 2026-06-18
   days on market $138,900 Active 28 DOM
3. 2026-06-17
   days on market $138,900 Active 27 DOM
4. 2026-06-16
   days on market $138,900 Active 26 DOM
5. 2026-06-15
   days on market $138,900 Active 25 DOM
6. 2026-06-14
   days on market $138,900 Active 23 DOM
7. 2026-06-13
   pricedays on market $138,900 Active 22 DOM
8. 2026-06-10
   days on market $146,000 Active 20 DOM
9. 2026-06-09
   days on market $146,000 Active 19 DOM
10. 2026-06-08
    days on market $146,000 Active 18 DOM
11. 2026-06-07
    days on market $146,000 Active 17 DOM
12. 2026-06-05
    days on market $146,000 Active 14 DOM
13. 2026-06-03
    days on market $146,000 Active 13 DOM
14. 2026-06-02
    days on market $146,000 Active 12 DOM
15. 2026-06-01
    days on market $146,000 Active 11 DOM
16. 2026-05-31
    days on market $146,000 Active 10 DOM
17. 2026-05-30
    days on market $146,000 Active 9 DOM
18. 2026-05-20
    listed $146,000 Active
19. 2021-08-27
    soldstatus $141,000
20. 2021-08-25
    soldstatus $141,000 651-char remark

    Show marketing remark (651 chars)

    Welcome to your quaint, recently updated home that is conveniently move-in ready for its new owners. In close proximity to the Youngsville Sports Complex, Rouse's, and zoned for Ernest Gallet, Youngsville Middle and Southside High school zones, you can't go wrong with making this house your new home. With a petite yard perfect for a small garden or flower bed, lawn care will be a minimum. Plus, inside there are granite countertops and stainless steel appliances in the kitchen, vaulted ceilings in the living room, and a WALK IN CLOSET in the master bedroom! This home also comes with a refrigerator and washer/dryer. Schedule your showing today!

21. 2021-06-16
    listed $150,000 651-char remark

    Show marketing remark (651 chars)

    Welcome to your quaint, recently updated home that is conveniently move-in ready for its new owners. In close proximity to the Youngsville Sports Complex, Rouse's, and zoned for Ernest Gallet, Youngsville Middle and Southside High school zones, you can't go wrong with making this house your new home. With a petite yard perfect for a small garden or flower bed, lawn care will be a minimum. Plus, inside there are granite countertops and stainless steel appliances in the kitchen, vaulted ceilings in the living room, and a WALK IN CLOSET in the master bedroom! This home also comes with a refrigerator and washer/dryer. Schedule your showing today!

22. 2015-09-02
    soldstatus $100,000
23. 1996-09-20
    soldstatus $54,000 174-char remark

    Show marketing remark (174 chars)

    LA PER SELLER. GREAT STARTER GARDEN/PATIO HOME. RECENTLY UPDATED W/NEW VINYL, CARPET, APPL, WALLPAPER ACCENTS. COLISTED W/ALICE OTTERSTATTER. L/BOX ON FAUCET IN FRT ON HOUSE.

24. 1996-07-02
    listed $57,500 174-char remark

    Show marketing remark (174 chars)

    LA PER SELLER. GREAT STARTER GARDEN/PATIO HOME. RECENTLY UPDATED W/NEW VINYL, CARPET, APPL, WALLPAPER ACCENTS. COLISTED W/ALICE OTTERSTATTER. L/BOX ON FAUCET IN FRT ON HOUSE.

25. 1995-05-25
    soldstatus $46,000
26. 1995-04-09
    listed $48,000
27. 1993-09-30
    soldstatus $23,500
28. 1993-06-30
    listed $30,900

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/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 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 · 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: $20,983
• − Mortgage interest: −$7,781
• − Property taxes: −$1,183
• − Insurance: −$694
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$4,041
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $5,016/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

• 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

+372.5% since first listed

11 events — show timeline

• 2026-05-20 Listed $146,000 AcadianaMLS
• 2021-08-27 Sold (Public Records) $141,000 Public Records
• 2021-08-25 Sold (MLS) $141,000 AcadianaMLS
• 2021-06-16 Listed $150,000 AcadianaMLS
• 2015-09-02 Sold (Public Records) $100,000 Public Records
• 1996-09-20 Sold (MLS) $54,000 AcadianaMLS
• 1996-07-02 Listed $57,500 AcadianaMLS
• 1995-05-25 Sold (MLS) $46,000 AcadianaMLS
• 1995-04-09 Listed $48,000 AcadianaMLS
• 1993-09-30 Sold (MLS) $23,500 AcadianaMLS
• 1993-06-30 Listed $30,900 AcadianaMLS

Property tax history

+32.9%/yr

Latest (2025): $1,183 · -1.3% YoY. Source: county tax records.