38334 St Thomas Ct · Prairieville, LA 70737

$245,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily · 208 Days on market

Built 2012 0.29 ac lot $176/sqft · 16% below area Est $293k · 16% under $17/mo HOA · 1% of rent

---

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 +14.9/15.0
• Cash flow +13.6/30.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

Key facts

• Open floor plan
• No flood zone
• 0.29 acre lot

Tags

• NO FLOOD ZONE
• UTILITIES UNDERGROUND
• NO NEIGHBORS ON THE LEFT SIDE
• TANKLESS WATER HEATER
• PRIVACY FENCED BACK YARD
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $14 ($168/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (15.8% below list).
• Recommended offer: $206k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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

• It's been on market 208 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $206,214 (15.8% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (median comp): $292,934
• List price: $245,000
• Delta: -16.36%
• 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
38330 Duplessis Rd	0.11mi	3/2.0	1,541 (+10%)	1mo	$289,000	$188	76
14391 Ridgewood Ave	0.50mi	3/2.0	1,387 (-0%)	4mo	$250,000	$180	73
37446 E Hillside Dr	0.69mi	3/1.5	1,400 (+0%)	2mo	$191,000	$136	63
37548 Parkbrook Dr	0.57mi	3/2.0	1,332 (-4%)	4mo	$246,500	$185	63
15005 Beau Jon Ave	0.45mi	3/2.0	1,300 (-7%)	5mo	$199,000	$153	63
15059 Ridgewood Ave	0.53mi	3/2.0	1,262 (-10%)	1mo	$230,000	$182	58
37506 Parkbrook Dr	0.59mi	3/2.0	1,283 (-8%)	4mo	$234,000	$182	55
14212 Parkridge Dr	0.66mi	3/2.0	1,265 (-9%)	1mo	$249,000	$197	53
14211 Parkridge Dr	0.67mi	3/2.0	1,267 (-9%)	1mo	$239,999	$189	52
14453 Ridgewood Ave	0.51mi	3/2.0	1,223 (-12%)	5mo	$227,000	$186	52
14338 Parkmeadow Dr	0.62mi	3/2.0	1,575 (+13%)	5mo	$289,900	$184	45
14224 Parkview Dr	0.67mi	3/2.0	1,600 (+15%)	5mo	$230,000	$144	40

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-38,286
• Equity at exit: $36,530

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-30,029
• Equity at exit: $21,183

Cash invested: $68,600 (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 70737

• Rents YoY: 3.3%
• Active inventory: 571
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$211 /mo · $2,535/yr
• Insurance: −$102
• HOA: −$17
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $14

Break-even live

Break-even rent $2,044

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $83	+0% $14	+5% $-55	+10% $-125
Rent	-10% $-149	-5% $-67	+0% $14	+5% $95	+10% $177
Rate	-1.0pp $137	-0.5pp $76	base $14	+0.5pp $-50	+1.0pp $-114

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	44d	1	1.17mi
15279 Oak Heritage Ave Prairieville, LA	1.0–3.0	1.0–2.5	1331	$2,243	$1.69	15d	7	1.18mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	15d	1	1.42mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: water

Listing history 41 events

1. 2026-06-15
   days on market $245,000 Active 208 DOM
2. 2026-06-14
   days on market $245,000 Active 206 DOM
3. 2026-06-10
   days on market $245,000 Active 203 DOM
4. 2026-06-09
   days on market $245,000 Active 202 DOM
5. 2026-06-08
   days on market $245,000 Active 201 DOM
6. 2026-06-07
   days on market $245,000 Active 200 DOM
7. 2026-06-05
   days on market $245,000 Active 197 DOM
8. 2026-06-03
   days on market $245,000 Active 196 DOM
9. 2026-06-02
   days on market $245,000 Active 195 DOM
10. 2026-06-01
    days on market $245,000 Active 194 DOM
11. 2026-05-31
    days on market $245,000 Active 193 DOM
12. 2026-05-31
    days on market $245,000 Active 192 DOM
13. 2026-04-25
    price $245,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

14. 2026-04-25
    price $245,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

15. 2026-03-22
    price $250,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

16. 2026-03-22
    price $250,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

17. 2026-01-20
    price $260,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

18. 2026-01-20
    price $260,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

19. 2025-12-05
    price $270,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

20. 2025-12-05
    price $270,000 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

21. 2025-11-19
    listed $280,000 Active 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

22. 2025-11-19
    listed $280,000 Active 469-char remark

    Show marketing remark (469 chars)

    Live in this beautiful home with open floor plan. Spacious for entertaining. Located at the end of the Cul de Sac with no neighbors on the left. Oak cabinets in kitchen with eat in bar. Lots of natural lighting. Granite counters in both bathrooms. Ensuite in primary bath has shower/garden tub combination. Tankless water heater, privacy fenced back yard. Sellers are motivated. Virtual tour available, be sure to click the person on the bottom left to change the view.

23. 2023-04-28
    soldstatus Sold
24. 2023-04-28
    soldstatus $235,000
25. 2023-04-02
    status Pending
26. 2023-03-31
    listed $238,000 Active
27. 2023-03-31
    listed $238,000
28. 2020-04-27
    soldstatus $187,900
29. 2020-04-24
    soldstatus Sold
30. 2020-03-21
    historical
31. 2020-03-17
    status Active
32. 2020-02-28
    status Pending
33. 2020-02-28
    status Active
34. 2019-12-26
    status Pending
35. 2019-12-04
    price $189,900
36. 2019-10-01
    price $194,500
37. 2019-09-27
    price $196,000
38. 2019-09-25
    price $197,900
39. 2019-08-24
    listed $199,000 Active
40. 2019-08-24
    listed $189,900
41. 2012-08-10
    soldstatus $1,840,000

ⓘ 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: $2,535 · $211/mo
• Projected year-2 tax: $2,535 · $211/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 · 0% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,746
• − Mortgage interest: −$13,724
• − Property taxes: −$2,535
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$204
• − Depreciation: −$7,127
• Taxable loss: −$4,028
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $1,135/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

• County: Ascension Parish · 98,362 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• Metro: Baton Rouge, 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

-86.7% since first listed

29 events — show timeline

• 2026-04-25 Price Changed $245,000 AcadianaMLS
• 2026-04-25 Price Changed $245,000 GSREIN
• 2026-03-22 Price Changed $250,000 AcadianaMLS
• 2026-03-22 Price Changed $250,000 GSREIN
• 2026-01-20 Price Changed $260,000 AcadianaMLS
• 2026-01-20 Price Changed $260,000 GSREIN
• 2025-12-05 Price Changed $270,000 AcadianaMLS
• 2025-12-05 Price Changed $270,000 GSREIN
• 2025-11-19 Listed $280,000 GSREIN
• 2025-11-19 Listed $280,000 AcadianaMLS
• 2023-04-28 Sold (Public Records) $235,000 Public Records
• 2023-04-28 Sold (MLS) — GBRMLS
• 2023-04-02 Pending — GBRMLS
• 2023-03-31 Listed $238,000 AcadianaMLS
• 2023-03-31 Listed $238,000 GBRMLS
• 2020-04-27 Sold (Public Records) $187,900 Public Records
• 2020-04-24 Sold (MLS) — GBRMLS
• 2020-03-21 Delisted — GBRMLS
• 2020-03-17 Relisted — GBRMLS
• 2020-02-28 Pending — GBRMLS
• 2020-02-28 Relisted — GBRMLS
• 2019-12-26 Pending — GBRMLS
• 2019-12-04 Price Changed $189,900 GBRMLS
• 2019-10-01 Price Changed $194,500 GBRMLS
• 2019-09-27 Price Changed $196,000 GBRMLS
• 2019-09-25 Price Changed $197,900 GBRMLS
• 2019-08-24 Listed $189,900 AcadianaMLS
• 2019-08-24 Listed $199,000 GBRMLS
• 2012-08-10 Sold (Public Records) $1,840,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,535 · -1.5% YoY. Source: county tax records.