17197 Chenier Dr · Prairieville, LA 70769

$248,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily · 63 Days on market

Built 1998 0.25 ac lot $150/sqft · 29% below area Est $348k · 29% under $4/mo HOA

---

Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• 1% rule +3.7/10.0
• 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

Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

Key facts

• Open floor plan
• Central ac and heat
• 0.25 acre lot

Tags

• OPEN FLOOR PLAN
• SPACIOUS COVERED PATIO
• CENTRAL AC AND HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $216k (13.0% below list).
• Recommended offer: $216k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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: Prairieville Primary School (math 59% / reading 69%, grade B, #45 of 646 statewide, top 7%, 845 students, 38% FRL); Prairieville Middle School (math 68% / reading 74%, grade A, #4 of 218 statewide, top 1%, 770 students, 34% 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 68% at this address vs 53% district-wide (+15 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: Rents rising (+3.5%/yr); 496 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 63 days — a 6% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $215,684 (13.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.87% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $347,638
• List price: $248,000
• Delta: -28.66%
• 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
38355 Ibis Ave	0.07mi	3/2.0	1,566 (-6%)	7mo	$269,900	$172	81
38357 Osprey Pt	0.10mi	3/2.0	1,530 (-8%)	9mo	$269,900	$176	75
17234 Rue Vlg	0.20mi	3/2.0	1,809 (+9%)	2mo	$302,000	$167	74
17365 Levern Stafford Rd	0.46mi	4/2.0 (+1)	1,687 (+2%)	1mo	$389,000	$231	70
38152 Willow Lake East	0.28mi	3/2.0	1,753 (+6%)	9mo	$285,000	$163	70
38073 Cove Ct	0.37mi	3/2.0	1,548 (-7%)	4mo	$260,000	$168	68
38109 Cove Ct	0.33mi	3/2.0	1,511 (-9%)	4mo	$289,000	$191	66
17328 Wrenwood Dr	0.57mi	3/2.0	1,640 (-1%)	8mo	$295,000	$180	64
17223 N Lake Dr	0.41mi	3/2.0	1,550 (-6%)	10mo	$275,000	$177	62
38486 Queen St	0.33mi	3/2.0	1,892 (+14%)	9mo	$328,840	$174	54
17422 Lauren Dr	0.62mi	3/2.0	1,465 (-12%)	3mo	$275,000	$188	49
37455 Highridge Ave	0.72mi	3/2.5	1,900 (+15%)	6mo	$309,900	$163	35

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-32,293
• Equity at exit: $36,978

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-15,142
• Equity at exit: $21,443

Cash invested: $69,440 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$103
• HOA: −$4
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $108

Break-even live

Break-even rent $2,020

Max offer price $248,000

Occupancy floor 90%

Sensitivity live

Price	-10% $249	-5% $179	+0% $108	+5% $38	+10% $-32
Rent	-10% $-62	-5% $23	+0% $108	+5% $194	+10% $279
Rate	-1.0pp $233	-0.5pp $172	base $108	+0.5pp $44	+1.0pp $-21

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	45d	1	0.26mi
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	45d	1	0.38mi
39106 Harrier St Prairieville, LA	4.0	3.0	1969	$2,350	$1.19	45d	1	0.86mi
39106 Harrier St Prairieville, LA	4.0	3.0	1969	$2,350	$1.19	20d	1	0.86mi
38294 1494 Unit 7 Prairieville, LA	2.0	2.5	1447	$1,055	$0.73	45d	1	1.33mi
17091 Swamp Rd E #901 Prairieville, LA	3.0	2.0	1280	$1,600	$1.25	45d	1	1.37mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	45d	1	1.43mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 20 events

1. 2026-05-19
   status Pending 458-char remark

   Show marketing remark (462 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

2. 2026-05-19
   status Pending 462-char remark

   Show marketing remark (462 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

3. 2026-05-01
   price $248,000 458-char remark

   Show marketing remark (458 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

4. 2026-04-30
   price $248,000 462-char remark

   Show marketing remark (462 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

5. 2026-04-09
   price $260,000 458-char remark

   Show marketing remark (462 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

6. 2026-04-09
   price $260,000 462-char remark

   Show marketing remark (462 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

7. 2026-03-16
   listed $268,000 Active 462-char remark

   Show marketing remark (458 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

8. 2026-03-16
   listed $268,000 Active 458-char remark

   Show marketing remark (458 chars)

   Very nice home located right off of Hwy 42. Small subdivision with one entrance & exit. The home features 3 bedrooms, 2 baths with an open floor plan. The back has a spacious covered patio. It also has central ac & heat with 2 split units also. The home just needs a little TLC and is priced to sell. Sellers will pay up to $1000.00 for home service plan. The home is located in flood zone X, which means you are not required to have flood insurance.

9. 2008-08-01
   soldstatus $180,000
10. 2008-07-31
    soldstatus
11. 2008-06-02
    listed $184,900
12. 2008-06-02
    listed $184,900
13. 2004-01-30
    soldstatus $134,500
14. 2003-04-25
    soldstatus
15. 2002-08-30
    listed $134,500
16. 2002-08-30
    listed $134,500
17. 2001-06-30
    listed $132,900
18. 1998-05-22
    soldstatus
19. 1998-03-23
    listed $129,900
20. 1998-03-23
    listed $129,900

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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 X · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,882
• − Mortgage interest: −$13,892
• − Property taxes: −$2,251
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$48
• − Depreciation: −$7,215
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,999/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

• Census place: Prairieville, LA
• 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

+90.9% since first listed

20 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GBRMLS
• 2026-05-01 Price Changed $248,000 AcadianaMLS
• 2026-04-30 Price Changed $248,000 GBRMLS
• 2026-04-09 Price Changed $260,000 AcadianaMLS
• 2026-04-09 Price Changed $260,000 GBRMLS
• 2026-03-16 Listed $268,000 GBRMLS
• 2026-03-16 Listed $268,000 AcadianaMLS
• 2008-08-01 Sold (Public Records) $180,000 Public Records
• 2008-07-31 Sold (MLS) — GBRMLS
• 2008-06-02 Listed $184,900 GBRMLS
• 2008-06-02 Listed $184,900 AcadianaMLS
• 2004-01-30 Sold (Public Records) $134,500 Public Records
• 2003-04-25 Sold (MLS) — GBRMLS
• 2002-08-30 Listed $134,500 AcadianaMLS
• 2002-08-30 Listed $134,500 GBRMLS
• 2001-06-30 Listed $132,900 AcadianaMLS
• 1998-05-22 Sold (MLS) — GBRMLS
• 1998-03-23 Listed $129,900 GBRMLS
• 1998-03-23 Listed $129,900 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $2,251 · -1.5% YoY. Source: county tax records.