Duplessis Plan · Geismar, LA 70734

$437,500

3 bd · 2.0 ba · 2,407 sqft · SingleFamily · 335 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.5/10.0
• Cash flow +6.2/30.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter The Duplessis through the inviting front porch into an open living, dining, and kitchen area. The first floor features all three bedrooms, including the large primary suite with bath. Upstairs, there is a very large bonus room which can be transformed into another guest suite with bathroom and closet.

Key facts

• Large bonus room
• Front porch
• Large primary suite

Tags

• FRONT PORCH
• LARGE PRIMARY SUITE
• LARGE BONUS ROOM
• GUEST SUITE

🏗️ New construction. The $437,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $471,093.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $438k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-862 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (30.7% below list).
• Recommended offer: $303k (30.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Spanish Lake Primary School (math 62% / reading 62%, grade B, #50 of 646 statewide, top 9%, 540 students, 41% 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).
• Market conditions: 176 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 335 days — a 12% lower offer ($385k) is reasonable based on typical stale-listing flexibility.

Recommended offer $302,996 (30.7% 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 335 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.84%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $471,093
• List price: $437,500
• Delta: -7.13%
• 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
13321 Belle Reine Dr	0.17mi	4/3.0 (+1)	2,429 (+1%)	6mo	$455,474	$188	76
13321 Belle Reine Dr	0.17mi	4/3.0 (+1)	2,429 (+1%)	6mo	$455,474	$188	76
36420 Callaway Ave	0.27mi	4/3.5 (+1)	2,504 (+4%)	1mo	$350,000	$140	69
36208 Belle Parc Ave	0.18mi	4/3.0 (+1)	2,213 (-8%)	3mo	$453,800	$205	67
36208 Belle Parc Ave	0.18mi	4/3.0 (+1)	2,213 (-8%)	3mo	$453,800	$205	67
36444 C Braud Rd	0.48mi	4/2.0 (+1)	2,318 (-4%)	2mo	$699,900	$302	64
36451 Dutchtown Gardens Ave	0.37mi	4/2.5 (+1)	2,545 (+6%)	4mo	$354,900	$139	63
13139 Oakbourne Ave	0.62mi	3/2.5	2,328 (-3%)	4mo	$594,477	$255	60
36114 Belle Parc Ave	0.31mi	4/2.0 (+1)	2,139 (-11%)	5mo	$394,383	$184	58
36114 Belle Parc Ave	0.31mi	4/2.0 (+1)	2,139 (-11%)	5mo	$394,983	$185	58
13308 Belle Prairie Dr	0.31mi	4/2.0 (+1)	2,113 (-12%)	4mo	$443,000	$210	57
13127 Oakbourne Ave	0.64mi	4/3.0 (+1)	2,146 (-11%)	5mo	$469,900	$219	39

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: -30.0%
• Equity multiple: 0.01×
• Total profit: $-131,189
• Equity at exit: $70,241

10-year hold

• IRR: -31.4%
• Equity multiple: -0.40×
• Total profit: $-184,741
• Equity at exit: $40,731

Cash invested: $131,906 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 22 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $445,000 ($192/sqft)
• Median days on market: 48 d
• This list price: 49% of active listings are priced below it
• ARV vs active asking: +1.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70734

• Home prices YoY: -21.6%
• Active inventory: 176
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,030 medium
• Mortgage (P&I): −$2,470
• Tax est. 1.5%: −$589 /mo · $7,066/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-862

Break-even live

Break-even rent $4,121

Max offer price $346,368

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-699	+0% $-862	+5% $-1,025	+10% $-1,188
Rent	-10% $-1,101	-5% $-982	+0% $-862	+5% $-742	+10% $-623
Rate	-1.0pp $-625	-0.5pp $-742	base $-862	+0.5pp $-984	+1.0pp $-1,108

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: $117,773
• Closing costs: $14,133
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	93d	1	1.24mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	63d	2	1.28mi
37196 Audubon Park Ave Geismar, LA	4.0	2.0	1950	$2,200	$1.13	16d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $437,500 Active 335 DOM
2. 2026-08-07
   days on market $437,500 Active 334 DOM
3. 2026-08-06
   days on market $437,500 Active 333 DOM
4. 2026-08-05
   days on market $437,500 Active 332 DOM
5. 2026-08-04
   days on market $437,500 Active 331 DOM
6. 2026-08-03
   days on market $437,500 Active 330 DOM
7. 2026-07-31
   days on market $437,500 Active 327 DOM
8. 2026-07-30
   days on market $437,500 Active 326 DOM
9. 2026-07-29
   days on market $437,500 Active 325 DOM
10. 2026-07-27
    days on market $437,500 Active 323 DOM
11. 2026-07-25
    days on market $437,500 Active 321 DOM
12. 2026-07-24
    days on market $437,500 Active 320 DOM
13. 2026-07-23
    days on market $437,500 Active 319 DOM
14. 2026-07-22
    days on market $437,500 Active 318 DOM
15. 2026-07-21
    pricedays on market $437,500 Active 317 DOM
16. 2026-07-18
    days on market $435,000 Active 314 DOM
17. 2026-07-16
    days on market $435,000 Active 312 DOM
18. 2026-07-16
    days on market $435,000 Active 311 DOM
19. 2026-07-14
    days on market $435,000 Active 310 DOM
20. 2026-07-14
    days on market $435,000 Active 309 DOM
21. 2026-07-12
    days on market $435,000 Active 308 DOM
22. 2026-07-11
    days on market $435,000 Active 307 DOM
23. 2026-07-10
    days on market $435,000 Active 306 DOM
24. 2026-07-09
    days on market $435,000 Active 305 DOM
25. 2026-07-07
    days on market $435,000 Active 303 DOM
26. 2026-07-06
    days on market $435,000 Active 302 DOM
27. 2026-07-05
    days on market $435,000 Active 301 DOM
28. 2026-07-04
    days on market $435,000 Active 300 DOM
29. 2026-07-03
    days on market $435,000 Active 299 DOM
30. 2026-07-02
    days on market $435,000 Active 298 DOM
31. 2026-07-01
    days on market $435,000 Active 297 DOM
32. 2026-06-30
    days on market $435,000 Active 296 DOM
33. 2026-06-29
    days on market $435,000 Active 295 DOM
34. 2026-06-28
    days on market $435,000 Active 294 DOM
35. 2026-06-28
    days on market $435,000 Active 293 DOM
36. 2026-06-27
    days on market $435,000 Active 292 DOM
37. 2026-06-25
    days on market $435,000 Active 290 DOM
38. 2026-06-23
    days on market $435,000 Active 288 DOM
39. 2026-06-21
    days on market $435,000 Active 287 DOM
40. 2026-06-18
    days on market $435,000 Active 284 DOM
41. 2026-06-17
    days on market $435,000 Active 283 DOM
42. 2026-06-16
    days on market $435,000 Active 282 DOM
43. 2026-06-15
    days on market $435,000 Active 281 DOM
44. 2026-06-14
    days on market $435,000 Active 279 DOM
45. 2026-06-10
    days on market $435,000 Active 276 DOM
46. 2026-06-09
    days on market $435,000 Active 275 DOM
47. 2026-06-08
    days on market $435,000 Active 274 DOM
48. 2026-06-07
    days on market $435,000 Active 273 DOM
49. 2026-06-05
    days on market $435,000 Active 270 DOM
50. 2026-06-03
    days on market $435,000 Active 269 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,360
• − Mortgage interest: −$26,389
• − Property taxes: −$7,066
• − Insurance: −$2,355
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$13,705
• Taxable loss: −$18,973
• Est. tax savings @ 24.0%: +$4,553
• After-tax cash flow: $-5,790/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from landscaping and furniture to enhance its appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves livability and resale value ↑

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Spanish Lake Primary School B LA #50/646 Nat'l #6,217/41,679 Middle Dutchtown Middle School B+ LA #10/218 Nat'l #1,453/14,009 High Dutchtown High School B LA #9/265 Nat'l #2,354/17,239

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 — Geismar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ascension · 145,480 people
• Metro: Baton Rouge, LA
• Population (ZIP): 9,880
• Household income: $124,059
• Rent vs Own: 20.4% rent · 79.6% own

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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%

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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%

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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

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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

-0.9% since first listed

2 events — show timeline

• 2025-09-16 Price Changed $435,000 Zillow
• 2025-09-07 Listed $439,000 Zillow