37036 Rivergate Ave · Prairieville, LA 70734

$265,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily · 170 Days on market

Built 2006 6,969 sqft lot $165/sqft · 18% below area Est $325k · 18% under

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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 +15.0/15.0
• Cash flow +14.2/30.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• 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

measurements not warranted by the relator sale "AS IS" Please give a 24-hour lead time

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (19.6% below list).
• Recommended offer: $197k (25.7% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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

• It's been on market 170 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.
• Current owner paid $38k; list at $265k implies a 607% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $196,966 (25.7% 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 170 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $325,122
• List price: $265,000
• Delta: -18.49%
• 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
37040 Rivergate Ave	0.01mi	3/2.0	1,615 (+0%)	7mo	$274,995	$170	93
12237 Spring Valley Dr	0.14mi	3/2.0	1,623 (+1%)	8mo	$260,000	$160	85
12410 Sugarmill Dr	0.27mi	3/2.0	1,676 (+4%)	10mo	$325,000	$194	73
12371 Dutchtown Villa Dr	0.52mi	3/2.0	1,656 (+3%)	6mo	$259,900	$157	66
12501 Dutchtown Villa Dr	0.66mi	3/2.0	1,584 (-2%)	4mo	$265,000	$167	64
12037 Clare Ct	0.64mi	3/2.0	1,636 (+2%)	5mo	$319,900	$196	63
12417 Dutchtown Villa Dr	0.57mi	3/2.0	1,550 (-4%)	10mo	$254,900	$164	59
37188 Audubon Park Ave	0.30mi	3/2.0	1,827 (+14%)	10mo	$289,900	$159	56
12045 Clare Ct	0.61mi	3/2.0	1,759 (+9%)	7mo	$351,566	$200	50
12058 Clare Ct	0.64mi	3/2.0	1,757 (+9%)	7mo	$354,900	$202	49
37395 Cypress Turn Ave	0.70mi	3/2.0	1,800 (+12%)	6mo	$309,900	$172	43
12459 Arceneaux Ln	0.72mi	3/2.0	1,807 (+12%)	7mo	$177,000	$98	41

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: -26.9%
• Equity multiple: 0.09×
• Total profit: $-67,293
• Equity at exit: $39,512

10-year hold

• IRR: -24.2%
• Equity multiple: -0.21×
• Total profit: $-89,461
• Equity at exit: $22,912

Cash invested: $74,200 (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: $2,130 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-385

Break-even live

Break-even rent $2,618

Max offer price $196,966

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-310	+0% $-385	+5% $-460	+10% $-535
Rent	-10% $-553	-5% $-469	+0% $-385	+5% $-301	+10% $-217
Rate	-1.0pp $-252	-0.5pp $-318	base $-385	+0.5pp $-454	+1.0pp $-524

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: $66,250
• Closing costs: $7,950
• 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	15d	2	0.91mi
13170 Dutchtown Point Ave Gonzales, LA	1.0–3.0	1.0–2.0	958	$1,615	$1.69	15d	28	0.91mi

Listing history 25 events

1. 2026-06-18
   days on market $265,000 Active 170 DOM
2. 2026-06-17
   days on market $265,000 Active 169 DOM
3. 2026-06-16
   days on market $265,000 Active 168 DOM
4. 2026-06-15
   days on market $265,000 Active 167 DOM
5. 2026-06-14
   days on market $265,000 Active 165 DOM
6. 2026-06-10
   days on market $265,000 Active 162 DOM
7. 2026-06-09
   days on market $265,000 Active 161 DOM
8. 2026-06-08
   days on market $265,000 Active 160 DOM
9. 2026-06-07
   days on market $265,000 Active 159 DOM
10. 2026-06-05
    days on market $265,000 Active 156 DOM
11. 2026-06-03
    days on market $265,000 Active 155 DOM
12. 2026-06-02
    days on market $265,000 Active 154 DOM
13. 2026-06-01
    days on market $265,000 Active 153 DOM
14. 2026-05-31
    days on market $265,000 Active 152 DOM
15. 2026-05-31
    days on market $265,000 Active 151 DOM
16. 2026-05-04
    price $265,000 96-char remark

    Show marketing remark (96 chars)

    measurements not warranted by the relator sale "AS IS" Please give a 24-hour lead time

17. 2026-05-04
    price $265,000 96-char remark

    Show marketing remark (96 chars)

    measurements not warranted by the relator sale "AS IS" Please give a 24-hour lead time

18. 2025-12-30
    listed $268,000 Active 96-char remark

    Show marketing remark (96 chars)

    measurements not warranted by the relator sale "AS IS" Please give a 24-hour lead time

19. 2025-12-30
    listed $268,000 Active 96-char remark

    Show marketing remark (96 chars)

    measurements not warranted by the relator sale "AS IS" Please give a 24-hour lead time

20. 2025-05-06
    listed $255,000 Active
21. 2025-05-06
    listed $255,000 Active
22. 2006-04-25
    soldstatus $37,500
23. 2006-03-15
    soldstatus
24. 2005-09-15
    listed $179,900
25. 2005-09-15
    listed $179,900

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,695 · $141/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 AE · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,560
• − Mortgage interest: −$14,844
• − Property taxes: −$1,695
• − Insurance: −$6,444
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$7,709
• Taxable loss: −$9,220
• Est. tax savings @ 24.0%: +$2,213
• After-tax cash flow: $-2,409/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

+47.3% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $265,000 AcadianaMLS
• 2026-05-04 Price Changed $265,000 GBRMLS
• 2025-12-30 Listed $268,000 GBRMLS
• 2025-12-30 Listed $268,000 AcadianaMLS
• 2025-05-06 Listed $255,000 GBRMLS
• 2025-05-06 Listed $255,000 AcadianaMLS
• 2006-04-25 Sold (Public Records) $37,500 Public Records
• 2006-03-15 Sold (MLS) — GBRMLS
• 2005-09-15 Listed $179,900 GBRMLS
• 2005-09-15 Listed $179,900 AcadianaMLS

Property tax history

-0.2%/yr

Latest (2025): $1,695 · -1.8% YoY. Source: county tax records.