41024 Lee Dr · Prairieville, LA 70737

$275,000

3 bd · 2.0 ba · 1,987 sqft · SingleFamily · 73 Days on market

Built 1975 0.39 ac lot $138/sqft · at area comps Est $285k · at est.

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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).

• Cash flow +11.3/30.0
• ARV discount +9.1/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Located on a quiet dead-end street, this beautiful 3-bedroom, 2-bathroom home offers comfort, space, modern style, a new roof and a new a/c system. The large living room features a cozy gas fireplace and flows seamlessly into the kitchen, which boasts stainless steel appliances, quartz countertops, a brand-new 6-burner gas stove, and a convenient breakfast bar. The oversized laundry room provides extra flexibility, with plenty of space for a freezer or even a small desk setup. Each of the three bedrooms is generously sized, while the main bathroom includes a double vanity, custom tile surround, and a spacious linen closet. Outside, you'll find a fully fenced backyard complete with an RV cover and a large storage shed -- perfect for tools, hobbies, or extra storage. Owner/Agent

Key facts

• Cozy gas fireplace
• New a/c system
• Quartz countertops

Tags

• NEW ROOF
• NEW A/C SYSTEM
• COZY GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• 6-BURNER GAS STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.3% below list).
• Recommended offer: $200k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 567 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• It's been on market 73 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; list at $275k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,843 (27.3% 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 73 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.73% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $285,225
• List price: $275,000
• Delta: -3.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41043 Courtney Rd	0.04mi	3/2.0	1,883 (-5%)	1mo	$289,900	$154	88
41062 Lakeway Cove Ave	0.10mi	3/2.0	1,858 (-6%)	8mo	$299,900	$161	78
41110 Lakeway Cove Ave	0.19mi	3/2.0	1,878 (-6%)	7mo	$298,800	$159	76
14035 Deep Creek Dr	0.56mi	3/2.5	2,057 (+4%)	6mo	$345,000	$168	61
14082 West Creek Dr	0.53mi	4/3.0 (+1)	1,939 (-2%)	2mo	$339,900	$175	60
14027 Deep Creek Dr	0.56mi	4/2.5 (+1)	1,886 (-5%)	6mo	$325,000	$172	54
40434 La Hwy 621	0.70mi	3/2.5	1,840 (-7%)	2mo	$379,900	$206	51
39262 Bridge Path Ln	0.61mi	4/2.0 (+1)	2,188 (+10%)	4mo	$389,000	$178	46
41161 Lakefront Ave	0.41mi	4/2.5 (+1)	2,249 (+13%)	8mo	$425,000	$189	45
14364 Stonegate Manor Dr	0.64mi	3/2.0	1,718 (-14%)	8mo	$290,000	$169	41
14478 Stonegate Manor Dr	0.68mi	4/2.0 (+1)	2,239 (+13%)	9mo	$355,000	$159	35
39177 High Creek Ave	0.75mi	4/3.0 (+1)	2,238 (+13%)	2mo	$425,000	$190	33

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-50,590
• Equity at exit: $41,003

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-50,621
• Equity at exit: $23,777

Cash invested: $77,000 (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: 567
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-101

Break-even live

Break-even rent $2,127

Max offer price $257,117

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	14d	1	0.72mi
14039 Young Rd Gonzales, LA	2.0	1.5	1385	$1,600	$1.16	43d	1	1.03mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	14d	1	1.34mi
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	23d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $275,000 Active 73 DOM
2. 2026-06-17
   days on market $275,000 Active 72 DOM
3. 2026-06-16
   days on market $275,000 Active 71 DOM
4. 2026-06-15
   days on market $275,000 Active 70 DOM
5. 2026-06-14
   days on market $275,000 Active 68 DOM
6. 2026-06-10
   days on market $275,000 Active 65 DOM
7. 2026-06-09
   days on market $275,000 Active 64 DOM
8. 2026-06-08
   days on market $275,000 Active 63 DOM
9. 2026-06-07
   days on market $275,000 Active 62 DOM
10. 2026-06-05
    days on market $275,000 Active 59 DOM
11. 2026-06-03
    days on market $275,000 Active 58 DOM
12. 2026-06-02
    days on market $275,000 Active 57 DOM
13. 2026-06-01
    days on market $275,000 Active 56 DOM
14. 2026-05-31
    days on market $275,000 Active 55 DOM
15. 2026-05-31
    days on market $275,000 Active 54 DOM
16. 2026-05-11
    price $289,000 801-char remark

    Show marketing remark (812 chars)

    Welcome Home! Located on a quiet dead-end street, this beautiful 3-bedroom, 2-bathroom home offers comfort, space, modern style, a new roof and a new a/c system. The large living room features a cozy gas fireplace and flows seamlessly into the kitchen, which boasts stainless steel appliances, quartz countertops, a brand-new 6-burner gas stove, and a convenient breakfast bar. The oversized laundry room provides extra flexibility, with plenty of space for a freezer or even a small desk setup. Each of the three bedrooms is generously sized, while the main bathroom includes a double vanity, custom tile surround, and a spacious linen closet. Outside, you’ll find a fully fenced backyard complete with an RV cover and a large storage shed — perfect for tools, hobbies, or extra storage. Owner/Agent

17. 2026-05-11
    price $289,000 812-char remark

    Show marketing remark (812 chars)

    Welcome Home! Located on a quiet dead-end street, this beautiful 3-bedroom, 2-bathroom home offers comfort, space, modern style, a new roof and a new a/c system. The large living room features a cozy gas fireplace and flows seamlessly into the kitchen, which boasts stainless steel appliances, quartz countertops, a brand-new 6-burner gas stove, and a convenient breakfast bar. The oversized laundry room provides extra flexibility, with plenty of space for a freezer or even a small desk setup. Each of the three bedrooms is generously sized, while the main bathroom includes a double vanity, custom tile surround, and a spacious linen closet. Outside, you’ll find a fully fenced backyard complete with an RV cover and a large storage shed — perfect for tools, hobbies, or extra storage. Owner/Agent

18. 2026-04-06
    listed $299,000 Active 812-char remark

    Show marketing remark (801 chars)

    Welcome Home! Located on a quiet dead-end street, this beautiful 3-bedroom, 2-bathroom home offers comfort, space, modern style, a new roof and a new a/c system. The large living room features a cozy gas fireplace and flows seamlessly into the kitchen, which boasts stainless steel appliances, quartz countertops, a brand-new 6-burner gas stove, and a convenient breakfast bar. The oversized laundry room provides extra flexibility, with plenty of space for a freezer or even a small desk setup. Each of the three bedrooms is generously sized, while the main bathroom includes a double vanity, custom tile surround, and a spacious linen closet. Outside, you'll find a fully fenced backyard complete with an RV cover and a large storage shed -- perfect for tools, hobbies, or extra storage. Owner/Agent

19. 2026-04-06
    listed $299,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome Home! Located on a quiet dead-end street, this beautiful 3-bedroom, 2-bathroom home offers comfort, space, modern style, a new roof and a new a/c system. The large living room features a cozy gas fireplace and flows seamlessly into the kitchen, which boasts stainless steel appliances, quartz countertops, a brand-new 6-burner gas stove, and a convenient breakfast bar. The oversized laundry room provides extra flexibility, with plenty of space for a freezer or even a small desk setup. Each of the three bedrooms is generously sized, while the main bathroom includes a double vanity, custom tile surround, and a spacious linen closet. Outside, you'll find a fully fenced backyard complete with an RV cover and a large storage shed -- perfect for tools, hobbies, or extra storage. Owner/Agent

20. 2026-01-09
    soldstatus $107,000

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$33/yr (+$3/mo · 2.2%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,981
• − Mortgage interest: −$15,404
• − Property taxes: −$1,479
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$8,000
• Taxable loss: −$6,114
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $253/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

+170.1% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $289,000 AcadianaMLS
• 2026-05-11 Price Changed $289,000 GBRMLS
• 2026-04-06 Listed $299,000 GBRMLS
• 2026-04-06 Listed $299,000 AcadianaMLS
• 2026-01-09 Sold (Public Records) $107,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,479 · -17.2% YoY. Source: county tax records.