42258 Devall Rd · Prairieville, LA 70769

$262,900

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 3 Days on market

Built 2016 0.28 ac lot Est $246k · 7% over $13/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).

• Cash flow +14.8/30.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• ARV discount +4.4/15.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this well cared for ENERGY SMART HOME! This layout offers a split floor plan with the master on the back and two other bedrooms on the front and a very open living area into the dining and kitchen. The interior walls and ceiling have been recently painted for a fresh look as well as Harrison Hickory flooring was just added so you do not have to deal with carpet issues. Other great features include 3CM full slab granite countertops in the kitchen and bathrooms, beautiful Birch cabinets, plenty of windows for natural lighting and a huge pantry. . The master bedroom is very spacious and has a large bathroom with a garden tub, separate shower and oil rubbed bronze fixtures. . The walk in closet is also very roomy. The tankless hot water heater gives you almost a endless supply of hot water. * * * * * * * RADIANT BARRIER DECKING IN ATTIC, LOW E-3 DOUBLE INSULATED WINDOWS, BIB INSULATION IN WALLS, FIBERGLASS LOOSE FILL INSULATION IN ATTIC AND MUCH MORE!

Key facts

• Dual vanities
• Split floorplan
• Walk-in closet

Tags

• SPLIT FLOORPLAN
• LARGE PRIMARY SUITE
• WALK-IN CLOSET
• DUAL VANITIES
• SOAKING TUB
• SEPARATE SHOWER

Property features AI

Finance

• Other: Lot dimensions approximately 36 x 195 (about 0.28 acres); Frontage roughly 63 feet; Subdivision: Keystone Of Galvez
• HOA & community: Homeowners association with an annual fee of $150 (about $12.50/month)

Exterior

• Parking: Garage with 2 parking spaces
• Utilities: Public water and sewer likely (not explicitly stated)
• Home design: Detached single-family residence; Residential property; 1-story (single level)?
• Construction: Vinyl siding and brick exterior; Slab foundation; Builder: Dsld, LLC; Built in year not provided
• Exterior features: Privacy wood fencing; Full fenced yard; Park in the community

Interior

• Flooring: Tile; Wood; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $74 ($890/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 $223k (15.3% below list).
• Recommended offer: $223k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% 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: employment A+, housing A+, crime B+; 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.
• Zoned schools: Galvez Primary School (math 54% / reading 67%, grade B-, #62 of 646 statewide, top 10%, 842 students, 48% FRL); Galvez Middle School (math 36% / reading 56%, grade D+, #44 of 218 statewide, top 20%, 804 students, 54% FRL); St. Amant High School (math 63% / reading 67%, grade B, #12 of 265 statewide, top 4%, 2,411 students, 46% FRL).
• Market conditions: Rents rising (+3.5%/yr); 496 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.

Recommended offer $222,788 (15.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $245,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42314 Marblestone Ave	0.20mi	3/2.0	1,428 (-2%)	2mo	$254,800	$178	85
42462 Harborstone Ave	0.35mi	3/2.0	1,456 (-0%)	1mo	$265,000	$182	82
15606 Magicstone Ave	0.19mi	3/2.0	1,385 (-5%)	2mo	$249,000	$180	81
42426 Tigers Eye Stone Ave	0.31mi	3/2.0	1,422 (-3%)	1mo	$260,000	$183	80
15679 Heartstone Dr	0.25mi	3/2.0	1,551 (+6%)	1mo	$260,000	$168	78
15458 Rosestone Dr	0.18mi	3/2.0	1,572 (+8%)	5mo	$250,000	$159	75
42391 Cedarstone Ave	0.32mi	3/2.0	1,556 (+6%)	3mo	$255,000	$164	72
42510 Pebblestone Ave	0.46mi	3/2.0	1,512 (+3%)	2mo	$249,900	$165	71
15364 Mossystone Dr	0.53mi	3/2.0	1,422 (-3%)	6mo	$249,900	$176	66
42456 Goldstone Ave	0.39mi	3/2.0	1,352 (-8%)	5mo	$220,000	$163	65
15421 Mossystone Dr	0.44mi	3/2.0	1,659 (+13%)	2mo	$264,995	$160	55
16322 Timberstone Dr	0.66mi	3/2.0	1,613 (+10%)	5mo	$255,000	$158	47

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-36,867
• Equity at exit: $39,199

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-21,828
• Equity at exit: $22,731

Cash invested: $73,612 (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 70769

• Rents YoY: 3.5%
• Active inventory: 496
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$110
• HOA: −$13
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $74

Break-even live

Break-even rent $2,134

Max offer price $262,900

Occupancy floor 92%

Sensitivity live

Price	-10% $223	-5% $149	+0% $74	+5% $0	+10% $-75
Rent	-10% $-102	-5% $-14	+0% $74	+5% $162	+10% $250
Rate	-1.0pp $207	-0.5pp $141	base $74	+0.5pp $6	+1.0pp $-63

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	45d	1	0.21mi
42481 Baystone Ave Prairieville, LA	3.0	2.0	1422	$1,950	$1.37	16d	1	0.44mi
16248 Timberstone Dr Prairieville, LA	3.0	2.0	1613	$2,000	$1.24	16d	1	0.57mi
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	25d	1	0.67mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-21
   days on market $262,900 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $262,900 Active 1 DOM

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,735
• − Mortgage interest: −$14,726
• − Property taxes: −$2,216
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$156
• − Depreciation: −$7,648
• Taxable loss: −$3,604
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $1,755/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): 49,278
• Household income: $109,404
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 91.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -111.56%
• Current HPI: 144.2267
• Rent YoY: ▲ 3.47%
• 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

+50.9% since first listed

9 events — show timeline

• 2026-06-17 Listed $262,900 GBRMLS
• 2024-06-14 Sold (Public Records) $245,000 Public Records
• 2024-06-13 Sold (MLS) — GBRMLS
• 2024-05-09 Pending — GBRMLS
• 2024-05-07 Listed $245,000 AcadianaMLS
• 2024-05-07 Listed $245,000 GBRMLS
• 2016-10-11 Sold (MLS) — GBRMLS
• 2016-04-08 Listed $174,255 AcadianaMLS
• 2016-04-08 Listed $174,255 GBRMLS

Property tax history

+20.1%/yr

Latest (2025): $2,216 · -1.8% YoY. Source: county tax records.