37420 Cypress Trace Ave · Prairieville, LA 70734

$319,900

4 bd · 2.0 ba · 2,266 sqft · SingleFamily · 143 Days on market

Built 2007 10,454 sqft lot $141/sqft · 16% below area Est $379k · 16% 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 +14.5/15.0
• Cash flow +12.7/30.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities--all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

Key facts

• Cozy gas fireplace
• Grand foyer
• Ample cabinetry

Tags

• GRAND FOYER
• OPEN TRIPLE-SPLIT FLOOR PLAN
• COZY GAS FIREPLACE
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (21.9% below list).
• Recommended offer: $238k (25.6% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: Dutchtown Primary School (math 65% / reading 73%, grade A-, #32 of 646 statewide, top 5%, 603 students, 43% FRL); Dutchtown Middle School (math 56% / reading 70%, grade B+, #10 of 218 statewide, top 5%, 657 students, 36% FRL); Dutchtown High School (math 70% / reading 68%, grade B, #9 of 265 statewide, top 3%, 2,643 students, 30% FRL).
• Zoned-school proficiency averages 67% at this address vs 53% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Ascension Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 139 active listings in the ZIP; 1 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 $10k 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 143 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $210k; list at $320k implies a 52% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,903 (25.6% 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 143 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (median comp): $379,167
• List price: $319,900
• Delta: -15.63%
• 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
37406 Cypress Trace Ave	0.03mi	4/2.0	2,250 (-1%)	1mo	$319,999	$142	97
37333 Almere Pass	0.18mi	4/2.0	2,175 (-4%)	12mo	$430,000	$198	75
12214 Deventer Dr	0.18mi	4/3.0	2,102 (-7%)	8mo	$424,900	$202	69
12072 Clare Ct	0.29mi	4/2.0	2,103 (-7%)	8mo	$414,463	$197	68
12026 Clare Ct	0.38mi	4/3.0	2,209 (-2%)	9mo	$408,150	$185	67
12115 Clare Ct	0.29mi	3/2.5 (-1)	2,325 (+3%)	11mo	$409,900	$176	66
12031 Clare Ct	0.37mi	4/2.0	2,103 (-7%)	10mo	$364,900	$174	62
12014 Clare Ct	0.37mi	4/3.0	2,340 (+3%)	14mo	$442,113	$189	62
37257 Audubon Park Ave	0.32mi	4/3.0	2,533 (+12%)	2mo	$360,000	$142	60
12321 Plantation Creek Dr	0.60mi	4/3.0	2,136 (-6%)	12mo	$409,900	$192	48
12449 Faucheux Rd	0.59mi	4/2.0	1,930 (-15%)	5mo	$230,000	$119	44
11405 Oak Run Dr	0.57mi	4/3.0	1,943 (-14%)	15mo	$379,900	$196	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-81,223
• Equity at exit: $47,698

10-year hold

• IRR: -24.3%
• Equity multiple: -0.21×
• Total profit: $-108,071
• Equity at exit: $27,659

Cash invested: $89,572 (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: 139
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-464

Break-even live

Break-even rent $3,088

Max offer price $237,903

Occupancy floor —

Sensitivity live

Price	-10% $-283	-5% $-374	+0% $-464	+5% $-555	+10% $-645
Rent	-10% $-662	-5% $-563	+0% $-464	+5% $-365	+10% $-267
Rate	-1.0pp $-303	-0.5pp $-383	base $-464	+0.5pp $-547	+1.0pp $-631

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	16d	2	0.79mi

HOA detail

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

Listing history 9 events

1. 2026-05-31
   status $319,900 Pending 143 DOM
2. 2026-04-23
   price $319,900 1345-char remark

   Show marketing remark (1350 chars)

   Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities—all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

3. 2026-04-23
   price $319,900 1350-char remark

   Show marketing remark (1350 chars)

   Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities—all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

4. 2026-02-05
   price $329,900 1345-char remark

   Show marketing remark (1350 chars)

   Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities—all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

5. 2026-02-05
   price $329,900 1350-char remark

   Show marketing remark (1350 chars)

   Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities—all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

6. 2026-01-06
   listed $335,000 Active 1345-char remark

   Show marketing remark (1350 chars)

   Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities—all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

7. 2026-01-06
   listed $335,000 Active 1350-char remark

   Show marketing remark (1350 chars)

   Welcome home to this beautifully designed 4 bed, 2 bath residence offering 2,266 living sq ft with a grand foyer and an open triple-split floor plan that perfectly balances space and privacy. Sun-filled rooms showcase abundant windows and a cozy gas fireplace anchoring the living area. The kitchen is both stylish and functional, featuring granite countertops, ample cabinetry, a breakfast bar, pantry, and refrigerator to remain. Retreat to the spacious primary suite with an en-suite bath boasting dual vanities, a custom walk-in shower, jetted soaking tub, and two walk-in closets. Enjoy real hardwood floors in the living room, ceramic tile in the kitchen and baths, all new bedroom fans, and a guest bath with a brand-new shower/tub combo. The large 2-car garage offers additional storage cabinets that remain. Step outside to a fully fenced backyard with both covered and open patio spaces, perfect for relaxing or entertaining. Also, a spacious 9' double gate provides vehicle access to the backyard. Did NOT flood in 2016! TV and fireplace gas logs will remain. Conveniently located near I-10, this home offers easy access to Baton Rouge, Ascension Parish schools, shopping, dining, and medical facilities—all while being tucked into a quiet, established neighborhood. Call to schedule your private showing today before it is too late!

8. 2007-05-14
   soldstatus $210,500
9. 2006-04-19
   soldstatus $35,000

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,121 · $177/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 AE · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$17,919
• − Property taxes: −$2,121
• − Insurance: −$6,718
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$300
• − Depreciation: −$9,306
• Taxable loss: −$11,164
• Est. tax savings @ 24.0%: +$2,679
• After-tax cash flow: $-2,891/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

+814.0% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $319,900 AcadianaMLS
• 2026-04-23 Price Changed $319,900 GBRMLS
• 2026-02-05 Price Changed $329,900 AcadianaMLS
• 2026-02-05 Price Changed $329,900 GBRMLS
• 2026-01-06 Listed $335,000 GBRMLS
• 2026-01-06 Listed $335,000 AcadianaMLS
• 2007-05-14 Sold (Public Records) $210,500 Public Records
• 2006-04-19 Sold (Public Records) $35,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,121 · -1.8% YoY. Source: county tax records.