Duplessis Plan · Geismar, LA 70734

$437,500

3 bd · 2.0 ba · 2,407 sqft · SingleFamily · 381 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
• Condition / age +5.0/5.0
• Cash flow +4.9/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• 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 — $470,302.

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 $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (38.4% below list).
• Recommended offer: $269k (38.4% 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: 211 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 381 days — a 12% lower offer ($385k) is reasonable based on typical stale-listing flexibility.

Recommended offer $269,499 (38.4% 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 381 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.57% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.22%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $470,302
• List price: $437,500
• Delta: -6.97%
• 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
13247 Cypress Swamp Dr	0.34mi	4/3.0 (+1)	2,335 (-3%)	0mo	$549,000	$235	70
36420 Callaway Ave	0.27mi	4/3.5 (+1)	2,504 (+4%)	3mo	$350,000	$140	68
36208 Belle Parc Ave	0.18mi	4/3.0 (+1)	2,213 (-8%)	5mo	$453,800	$205	66
36208 Belle Parc Ave	0.18mi	4/3.0 (+1)	2,213 (-8%)	5mo	$453,800	$205	66
36444 C Braud Rd	0.48mi	4/2.0 (+1)	2,318 (-4%)	4mo	$699,900	$302	63
36451 Dutchtown Gardens Ave	0.37mi	4/2.5 (+1)	2,545 (+6%)	5mo	$354,900	$139	62
36176 Belle Parc Ave	0.23mi	3/3.0	2,045 (-15%)	1mo	$419,000	$205	59
13139 Oakbourne Ave	0.62mi	3/2.5	2,328 (-3%)	5mo	$594,477	$255	59
36114 Belle Parc Ave	0.31mi	4/2.0 (+1)	2,139 (-11%)	6mo	$394,383	$184	56
36114 Belle Parc Ave	0.31mi	4/2.0 (+1)	2,139 (-11%)	6mo	$394,983	$185	56
13308 Belle Prairie Dr	0.31mi	4/2.0 (+1)	2,113 (-12%)	5mo	$443,000	$210	56
13127 Oakbourne Ave	0.64mi	4/3.0 (+1)	2,146 (-11%)	7mo	$469,900	$219	38

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: -34.7%
• Equity multiple: -0.12×
• Total profit: $-147,572
• Equity at exit: $70,124

10-year hold

• IRR: -45.0%
• Equity multiple: -0.67×
• Total profit: $-220,282
• Equity at exit: $40,663

Cash invested: $131,685 (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: 53 active · 26 under contract
• Months of supply: 13.8 mo (7%/mo absorbed)
• Median asking: $429,000 ($191/sqft)
• Median days on market: 58 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +2.4% 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: 211
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,695 high
• Mortgage (P&I): −$2,466
• Tax est. 1.5%: −$588 /mo · $7,055/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-1,121

Break-even live

Break-even rent $4,114

Max offer price $308,076

Occupancy floor —

Sensitivity live

Price	-10% $-796	-5% $-959	+0% $-1,121	+5% $-1,284	+10% $-1,446
Rent	-10% $-1,334	-5% $-1,228	+0% $-1,121	+5% $-1,015	+10% $-908
Rate	-1.0pp $-884	-0.5pp $-1,001	base $-1,121	+0.5pp $-1,243	+1.0pp $-1,367

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: $117,575
• Closing costs: $14,109
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36431 Belle Journee Ave Geismar, LA	3.0	2.0	1834	$2,900	$1.58	0d	1	0.33mi
12467 Dutchtown Villa Dr Geismar, LA	3.0	2.0	1634	$2,100	$1.29	6d	1	0.74mi
14155 LA-73 #12 Prairieville, LA	3.0	2.5	2000	$1,950	$0.97	6d	1	1.08mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	139d	1	1.24mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	0d	2	1.28mi
37196 Audubon Park Ave Geismar, LA	4.0	2.0	1950	$2,200	$1.13	62d	1	1.50mi

Listing history 50 events

1. 2026-09-23
   days on market $437,500 Active 381 DOM
2. 2026-09-22
   days on market $437,500 Active 380 DOM
3. 2026-09-21
   days on market $437,500 Active 379 DOM
4. 2026-09-20
   days on market $437,500 Active 378 DOM
5. 2026-09-19
   days on market $437,500 Active 377 DOM
6. 2026-09-18
   days on market $437,500 Active 376 DOM
7. 2026-09-17
   days on market $437,500 Active 375 DOM
8. 2026-09-16
   days on market $437,500 Active 374 DOM
9. 2026-09-15
   days on market $437,500 Active 373 DOM
10. 2026-09-14
    days on market $437,500 Active 372 DOM
11. 2026-09-13
    days on market $437,500 Active 371 DOM
12. 2026-09-12
    days on market $437,500 Active 370 DOM
13. 2026-09-11
    days on market $437,500 Active 369 DOM
14. 2026-09-05
    days on market $437,500 Active 363 DOM
15. 2026-09-04
    days on market $437,500 Active 362 DOM
16. 2026-09-03
    days on market $437,500 Active 361 DOM
17. 2026-08-31
    days on market $437,500 Active 358 DOM
18. 2026-08-30
    days on market $437,500 Active 357 DOM
19. 2026-08-29
    days on market $437,500 Active 356 DOM
20. 2026-08-28
    days on market $437,500 Active 355 DOM
21. 2026-08-27
    days on market $437,500 Active 354 DOM
22. 2026-08-26
    days on market $437,500 Active 353 DOM
23. 2026-08-25
    days on market $437,500 Active 352 DOM
24. 2026-08-24
    days on market $437,500 Active 351 DOM
25. 2026-08-23
    days on market $437,500 Active 350 DOM
26. 2026-08-22
    days on market $437,500 Active 349 DOM
27. 2026-08-21
    days on market $437,500 Active 348 DOM
28. 2026-08-20
    days on market $437,500 Active 347 DOM
29. 2026-08-19
    days on market $437,500 Active 346 DOM
30. 2026-08-18
    days on market $437,500 Active 345 DOM
31. 2026-08-17
    days on market $437,500 Active 344 DOM
32. 2026-08-16
    days on market $437,500 Active 343 DOM
33. 2026-08-15
    days on market $437,500 Active 342 DOM
34. 2026-08-15
    days on market $437,500 Active 341 DOM
35. 2026-08-13
    days on market $437,500 Active 340 DOM
36. 2026-08-12
    days on market $437,500 Active 339 DOM
37. 2026-08-11
    days on market $437,500 Active 338 DOM
38. 2026-08-10
    days on market $437,500 Active 337 DOM
39. 2026-08-09
    days on market $437,500 Active 336 DOM
40. 2026-08-08
    days on market $437,500 Active 335 DOM
41. 2026-08-07
    days on market $437,500 Active 334 DOM
42. 2026-08-06
    days on market $437,500 Active 333 DOM
43. 2026-08-05
    days on market $437,500 Active 332 DOM
44. 2026-08-04
    days on market $437,500 Active 331 DOM
45. 2026-08-03
    days on market $437,500 Active 330 DOM
46. 2026-07-31
    days on market $437,500 Active 327 DOM
47. 2026-07-30
    days on market $437,500 Active 326 DOM
48. 2026-07-29
    days on market $437,500 Active 325 DOM
49. 2026-07-27
    days on market $437,500 Active 323 DOM
50. 2026-07-25
    days on market $437,500 Active 321 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: $32,340
• − Mortgage interest: −$26,344
• − Property taxes: −$7,055
• − Insurance: −$2,352
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$13,682
• Taxable loss: −$22,266
• Est. tax savings @ 24.0%: +$5,344
• After-tax cash flow: $-8,109/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