12215 Spring Valley Dr · Prairieville, LA 70734

$268,000

3 bd · 2.0 ba · 1,644 sqft · SingleFamily · 11 Days on market

Built 2007 6,969 sqft lot Est $302k · 11% under $25/mo HOA · 1% 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 +12.5/30.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dutchtown School District * Flood Zone X * Prime Location near I-10! This beautifully maintained 3 bedroom, 2 bathroom home offers the perfect combination of comfort, convenience, and charm! From the moment you walk in, you'll love the open floor plan, warm wood flooring in the living area, cathedral ceilings, gas fireplace, and inviting feel throughout the home. The kitchen features stainless steel appliances, great counter space, and opens directly to the living area, making it perfect for entertaining or everyday life. The spacious primary suite includes a walk-in closet and a bathroom with a soaking tub, granite vanity, bar-height counters, hand-held shower, wood-look porcelain flooring, and fogless mirrors. You'll also find a built-in computer nook, enclosed patio, privacy fenced backyard, fresh exterior paint that adds great curb appeal and a newer roof replaced in 2021 that adds even more value and peace of mind. Washer and dryer to remain! Seller is offering $1,800 in concessions toward new flooring in the bedrooms, allowing the buyer to replace the carpet with the flooring of their choice! Located just minutes from restaurants, grocery stores, and interstate access, this home truly checks all the boxes. Schedule your private showing today!

Key facts

• Wood flooring
• Open floor plan
• Cathedral ceilings

Tags

• FLOOD ZONE X
• PRIME LOCATION NEAR I-10
• OPEN FLOOR PLAN
• WOOD FLOORING
• CATHEDRAL CEILINGS
• GAS FIREPLACE

Property features AI

Finance

• Other: Located in the Rivergate subdivision
• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding, frame, and brick exterior; Shingle roof; Slab foundation; Built using typical residential construction materials
• Exterior features: Covered screened patio/porch; Level topography; Lot approx. 58 x 120 (0.16 acre)

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Disposal; Self-cleaning oven
• Flooring: Tile; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Fireplace (1); Tile and ceramic tile flooring; Stainless steel appliances
• Laundry & utility: Laundry room inside with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-39 ($-463/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (20.1% below list).
• Recommended offer: $214k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Prairieville — 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 69/100 on livability (#70 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 579 units permitted in Ascension Parish in 2024 (0 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.
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 20y 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 $214,151 (20.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $302,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12237 Spring Valley Dr	0.04mi	3/2.0	1,623 (-1%)	8mo	$260,000	$160	89
37040 Rivergate Ave	0.15mi	3/2.0	1,615 (-2%)	7mo	$274,995	$170	84
12037 Clare Ct	0.49mi	3/2.0	1,636 (-0%)	5mo	$319,900	$196	72
12410 Sugarmill Dr	0.38mi	3/2.0	1,676 (+2%)	10mo	$325,000	$194	71
37188 Audubon Park Ave	0.15mi	3/2.0	1,827 (+11%)	10mo	$289,900	$159	66
12371 Dutchtown Villa Dr	0.68mi	3/2.0	1,656 (+1%)	6mo	$259,900	$157	62
12045 Clare Ct	0.46mi	3/2.0	1,759 (+7%)	7mo	$351,566	$200	61
12058 Clare Ct	0.48mi	3/2.0	1,757 (+7%)	7mo	$354,900	$202	60
37212 Meador Ln	0.71mi	3/2.0	1,741 (+6%)	2mo	$320,000	$184	56
12387 Old Millstone Dr	0.31mi	3/2.0	1,875 (+14%)	9mo	$349,900	$187	55
37395 Cypress Turn Ave	0.55mi	3/2.0	1,800 (+10%)	6mo	$309,900	$172	54
12412 Mill House Dr	0.37mi	4/3.0 (+1)	1,878 (+14%)	8mo	$330,000	$176	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-45,925
• Equity at exit: $39,960

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-43,325
• Equity at exit: $23,172

Cash invested: $75,040 (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 70734

• Home prices YoY: -21.6%
• Active inventory: 136
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$112
• HOA: −$25
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-39

Break-even live

Break-even rent $2,190

Max offer price $261,191

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $37	+0% $-39	+5% $-114	+10% $-190
Rent	-10% $-208	-5% $-123	+0% $-39	+5% $46	+10% $131
Rate	-1.0pp $96	-0.5pp $30	base $-39	+0.5pp $-108	+1.0pp $-179

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	0.85mi
13170 Dutchtown Point Ave Gonzales, LA	1.0–3.0	1.0–2.0	958	$1,615	$1.69	14d	28	0.86mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-02
   status $268,000 Pending 11 DOM
2. 2026-06-01
   days on market $268,000 Active 11 DOM
3. 2026-05-31
   days on market $268,000 Active 10 DOM
4. 2026-05-31
   days on market $268,000 Active 9 DOM
5. 2026-05-21
   listed $268,000 Active 1268-char remark

   Show marketing remark (1268 chars)

   Dutchtown School District * Flood Zone X * Prime Location near I-10! This beautifully maintained 3 bedroom, 2 bathroom home offers the perfect combination of comfort, convenience, and charm! From the moment you walk in, you'll love the open floor plan, warm wood flooring in the living area, cathedral ceilings, gas fireplace, and inviting feel throughout the home. The kitchen features stainless steel appliances, great counter space, and opens directly to the living area, making it perfect for entertaining or everyday life. The spacious primary suite includes a walk-in closet and a bathroom with a soaking tub, granite vanity, bar-height counters, hand-held shower, wood-look porcelain flooring, and fogless mirrors. You'll also find a built-in computer nook, enclosed patio, privacy fenced backyard, fresh exterior paint that adds great curb appeal and a newer roof replaced in 2021 that adds even more value and peace of mind. Washer and dryer to remain! Seller is offering $1,800 in concessions toward new flooring in the bedrooms, allowing the buyer to replace the carpet with the flooring of their choice! Located just minutes from restaurants, grocery stores, and interstate access, this home truly checks all the boxes. Schedule your private showing today!

6. 2026-05-21
   listed $268,000 Active

   Show marketing remark (1268 chars)

   Dutchtown School District * Flood Zone X * Prime Location near I-10! This beautifully maintained 3 bedroom, 2 bathroom home offers the perfect combination of comfort, convenience, and charm! From the moment you walk in, you'll love the open floor plan, warm wood flooring in the living area, cathedral ceilings, gas fireplace, and inviting feel throughout the home. The kitchen features stainless steel appliances, great counter space, and opens directly to the living area, making it perfect for entertaining or everyday life. The spacious primary suite includes a walk-in closet and a bathroom with a soaking tub, granite vanity, bar-height counters, hand-held shower, wood-look porcelain flooring, and fogless mirrors. You'll also find a built-in computer nook, enclosed patio, privacy fenced backyard, fresh exterior paint that adds great curb appeal and a newer roof replaced in 2021 that adds even more value and peace of mind. Washer and dryer to remain! Seller is offering $1,800 in concessions toward new flooring in the bedrooms, allowing the buyer to replace the carpet with the flooring of their choice! Located just minutes from restaurants, grocery stores, and interstate access, this home truly checks all the boxes. Schedule your private showing today!

7. 2022-06-28
   soldstatus $250,000
8. 2022-06-27
   soldstatus Sold 589-char remark

   Show marketing remark (589 chars)

   EXCELLENT location. DUTCHTOWN School district, minutes to Interstate. * * * Seller would like 2 hours notice for appointments. Open Floor Plan. 3 Bedroom/2 Bath, Stainless Steel Appliances, Gas Fireplace, Step-Ceiling, Walk-in closets, Wood flooring in living area, Computer nook, enclosed patio, privacy fence & more ++ Master bath has been remodeled and includes: soaking tub, bar-height counters, granite vanity, hand-held shower, wood-look porcelain flooring, fogless mirrors, ADA compliant grab bar. Minutes to the Interstate, restaurants, grocery store, pharmacy, and more.

9. 2022-05-17
   historical 589-char remark

   Show marketing remark (589 chars)

   EXCELLENT location. DUTCHTOWN School district, minutes to Interstate. * * * Seller would like 2 hours notice for appointments. Open Floor Plan. 3 Bedroom/2 Bath, Stainless Steel Appliances, Gas Fireplace, Step-Ceiling, Walk-in closets, Wood flooring in living area, Computer nook, enclosed patio, privacy fence & more ++ Master bath has been remodeled and includes: soaking tub, bar-height counters, granite vanity, hand-held shower, wood-look porcelain flooring, fogless mirrors, ADA compliant grab bar. Minutes to the Interstate, restaurants, grocery store, pharmacy, and more.

10. 2022-05-13
    listed $247,000 Active 589-char remark

    Show marketing remark (589 chars)

    EXCELLENT location. DUTCHTOWN School district, minutes to Interstate. * * * Seller would like 2 hours notice for appointments. Open Floor Plan. 3 Bedroom/2 Bath, Stainless Steel Appliances, Gas Fireplace, Step-Ceiling, Walk-in closets, Wood flooring in living area, Computer nook, enclosed patio, privacy fence & more ++ Master bath has been remodeled and includes: soaking tub, bar-height counters, granite vanity, hand-held shower, wood-look porcelain flooring, fogless mirrors, ADA compliant grab bar. Minutes to the Interstate, restaurants, grocery store, pharmacy, and more.

11. 2022-05-13
    listed $247,000

    Show marketing remark (589 chars)

    EXCELLENT location. DUTCHTOWN School district, minutes to Interstate. * * * Seller would like 2 hours notice for appointments. Open Floor Plan. 3 Bedroom/2 Bath, Stainless Steel Appliances, Gas Fireplace, Step-Ceiling, Walk-in closets, Wood flooring in living area, Computer nook, enclosed patio, privacy fence & more ++ Master bath has been remodeled and includes: soaking tub, bar-height counters, granite vanity, hand-held shower, wood-look porcelain flooring, fogless mirrors, ADA compliant grab bar. Minutes to the Interstate, restaurants, grocery store, pharmacy, and more.

12. 2016-12-01
    soldstatus Sold
13. 2016-10-24
    status Pending
14. 2016-10-12
    status Active
15. 2016-10-08
    status Pending
16. 2016-09-29
    price $190,000
17. 2016-09-08
    listed $195,000 Active
18. 2016-09-07
    listed $190,000
19. 2008-01-31
    soldstatus $204,900
20. 2008-01-30
    soldstatus
21. 2006-09-01
    listed $204,900
22. 2006-09-01
    listed $204,900
23. 2006-08-28
    soldstatus $37,500

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,259 · $188/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,698
• − Mortgage interest: −$15,012
• − Property taxes: −$2,259
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − HOA: −$300
• − Depreciation: −$7,796
• Taxable loss: −$5,121
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $767/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: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — Prairieville

• Score: 69/100
• State rank: #70
• US rank: #8507

Category grades

Amenities F Commute F Cost of living B Crime B+ Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 49,278
• Population (ZIP): 9,880

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 21% Black 17% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.70%
• Current HPI: 148.0987
• Rent YoY: —
• Metro: —
• 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

+614.7% since first listed

19 events — show timeline

• 2026-05-21 Listed $268,000 GBRMLS
• 2026-05-21 Listed $268,000 AcadianaMLS
• 2022-06-28 Sold (Public Records) $250,000 Public Records
• 2022-06-27 Sold (MLS) — GBRMLS
• 2022-05-17 Delisted — GBRMLS
• 2022-05-13 Listed $247,000 AcadianaMLS
• 2022-05-13 Listed $247,000 GBRMLS
• 2016-12-01 Sold (MLS) — GBRMLS
• 2016-10-24 Pending — GBRMLS
• 2016-10-12 Relisted — GBRMLS
• 2016-10-08 Pending — GBRMLS
• 2016-09-29 Price Changed $190,000 GBRMLS
• 2016-09-08 Listed $195,000 GBRMLS
• 2016-09-07 Listed $190,000 AcadianaMLS
• 2008-01-31 Sold (Public Records) $204,900 Public Records
• 2008-01-30 Sold (MLS) — GBRMLS
• 2006-09-01 Listed $204,900 AcadianaMLS
• 2006-09-01 Listed $204,900 GBRMLS
• 2006-08-28 Sold (Public Records) $37,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,259 · -1.8% YoY. Source: county tax records.