13088 Dutchtown Lakes Dr · Prairieville, LA 70734

$329,000

3 bd · 2.0 ba · 1,830 sqft · SingleFamily · 51 Days on market

Built 2004 10,497 sqft lot $180/sqft · 8% below area Est $359k · 8% under $29/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).

• Cash flow +11.3/30.0
• ARV discount +11.2/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful all-brick 3 bedroom, 2 bathroom home with an office and tons of updates. This home features a brand-new roof, new appliances, an updated kitchen, fresh paint, and no carpet throughout. Walk up to the welcoming front porch and step inside to an open floor plan with the dining area to the left and a spacious kitchen featuring a large island. The primary suite includes a bathroom with a double vanity. Outside, enjoy a covered porch, large pergola, outdoor kitchen, fire pit, and paved patio floors--perfect for entertaining. Move in ready!

Key facts

• Open floor plan
• No carpet
• All brick

Tags

• ALL BRICK
• NEW ROOF
• UPDATED KITCHEN
• NO CARPET
• OPEN FLOOR PLAN
• LARGE ISLAND

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350 (about $29.17/month); Located in the Lakes At Dutchtown subdivision

Exterior

• Parking: Garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a 0.241-acre lot (approximately 75 x 140)
• Exterior features: Covered patio and porch; Wood fencing

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (24.0% below list).
• Recommended offer: $250k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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: 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 51 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 22y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 37% 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 $250,000 (24.0% 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 51 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $358,757
• List price: $329,000
• Delta: -8.29%
• 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
13147 Oakbourne Ave	0.20mi	4/2.0 (+1)	1,825 (-0%)	3mo	$435,000	$238	83
13102 Oak Knoll Dr	0.07mi	4/2.5 (+1)	1,868 (+2%)	7mo	$350,000	$187	80
13163 Dutchtown Lakes Dr	0.15mi	3/2.0	1,704 (-7%)	7mo	$325,000	$191	76
12459 Arceneaux Ln	0.36mi	3/2.0	1,807 (-1%)	7mo	$177,000	$98	76
36259 Belle Parc Ave	0.54mi	3/2.0	1,834 (+0%)	1mo	$374,900	$204	74
13245 Oak Knoll Dr	0.33mi	3/2.5	1,862 (+2%)	13mo	$335,000	$180	68
12498 Highland Dr	0.52mi	4/2.0 (+1)	1,844 (+1%)	11mo	$315,000	$171	60
13237 Belle Reine Dr	0.56mi	3/2.0	2,019 (+10%)	1mo	$404,691	$200	56
12501 Dutchtown Villa Dr	0.44mi	3/2.0	1,584 (-13%)	4mo	$265,000	$167	54
13163 Moss Pointe Dr	0.17mi	4/3.0 (+1)	2,050 (+12%)	11mo	$430,000	$210	54
12371 Dutchtown Villa Dr	0.57mi	3/2.0	1,656 (-10%)	6mo	$259,900	$157	53
12470 Highland Dr	0.54mi	3/2.0	1,573 (-14%)	13mo	$275,000	$175	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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-61,206
• Equity at exit: $49,055

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-63,656
• Equity at exit: $28,446

Cash invested: $92,120 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$137
• HOA: −$29
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-123

Break-even live

Break-even rent $2,655

Max offer price $307,302

Occupancy floor 100%

Sensitivity live

Price	-10% $63	-5% $-30	+0% $-123	+5% $-216	+10% $-309
Rent	-10% $-320	-5% $-222	+0% $-123	+5% $-24	+10% $75
Rate	-1.0pp $43	-0.5pp $-39	base $-123	+0.5pp $-208	+1.0pp $-295

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: $82,250
• Closing costs: $9,870
• 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	1.47mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 43 events

1. 2026-06-21
   days on market $329,000 Active 51 DOM
2. 2026-06-18
   days on market $329,000 Active 48 DOM
3. 2026-06-17
   days on market $329,000 Active 47 DOM
4. 2026-06-16
   days on market $329,000 Active 46 DOM
5. 2026-06-15
   days on market $329,000 Active 45 DOM
6. 2026-06-14
   days on market $329,000 Active 43 DOM
7. 2026-06-10
   days on market $329,000 Active 40 DOM
8. 2026-06-09
   days on market $329,000 Active 39 DOM
9. 2026-06-08
   days on market $329,000 Active 38 DOM
10. 2026-06-07
    days on market $329,000 Active 37 DOM
11. 2026-06-05
    days on market $329,000 Active 34 DOM
12. 2026-06-03
    days on market $329,000 Active 33 DOM
13. 2026-06-02
    days on market $329,000 Active 32 DOM
14. 2026-06-01
    days on market $329,000 Active 31 DOM
15. 2026-06-01
    price $329,000 Active 30 DOM
16. 2026-05-31
    days on market $339,000 Active 30 DOM

    Show marketing remark (550 chars)

    Beautiful all-brick 3 bedroom, 2 bathroom home with an office and tons of updates. This home features a brand-new roof, new appliances, an updated kitchen, fresh paint, and no carpet throughout. Walk up to the welcoming front porch and step inside to an open floor plan with the dining area to the left and a spacious kitchen featuring a large island. The primary suite includes a bathroom with a double vanity. Outside, enjoy a covered porch, large pergola, outdoor kitchen, fire pit, and paved patio floors--perfect for entertaining. Move in ready!

17. 2026-05-31
    days on market $339,000 Active 29 DOM

    Show marketing remark (550 chars)

    Beautiful all-brick 3 bedroom, 2 bathroom home with an office and tons of updates. This home features a brand-new roof, new appliances, an updated kitchen, fresh paint, and no carpet throughout. Walk up to the welcoming front porch and step inside to an open floor plan with the dining area to the left and a spacious kitchen featuring a large island. The primary suite includes a bathroom with a double vanity. Outside, enjoy a covered porch, large pergola, outdoor kitchen, fire pit, and paved patio floors--perfect for entertaining. Move in ready!

18. 2026-05-13
    price $339,000 550-char remark

    Show marketing remark (550 chars)

    Beautiful all-brick 3 bedroom, 2 bathroom home with an office and tons of updates. This home features a brand-new roof, new appliances, an updated kitchen, fresh paint, and no carpet throughout. Walk up to the welcoming front porch and step inside to an open floor plan with the dining area to the left and a spacious kitchen featuring a large island. The primary suite includes a bathroom with a double vanity. Outside, enjoy a covered porch, large pergola, outdoor kitchen, fire pit, and paved patio floors--perfect for entertaining. Move in ready!

19. 2026-05-12
    price $339,000 555-char remark
20. 2026-04-23
    listed $350,000 Active 550-char remark

    Show marketing remark (550 chars)

    Beautiful all-brick 3 bedroom, 2 bathroom home with an office and tons of updates. This home features a brand-new roof, new appliances, an updated kitchen, fresh paint, and no carpet throughout. Walk up to the welcoming front porch and step inside to an open floor plan with the dining area to the left and a spacious kitchen featuring a large island. The primary suite includes a bathroom with a double vanity. Outside, enjoy a covered porch, large pergola, outdoor kitchen, fire pit, and paved patio floors--perfect for entertaining. Move in ready!

21. 2026-04-23
    listed $350,000 Active 555-char remark

    Show marketing remark (550 chars)

    Beautiful all-brick 3 bedroom, 2 bathroom home with an office and tons of updates. This home features a brand-new roof, new appliances, an updated kitchen, fresh paint, and no carpet throughout. Walk up to the welcoming front porch and step inside to an open floor plan with the dining area to the left and a spacious kitchen featuring a large island. The primary suite includes a bathroom with a double vanity. Outside, enjoy a covered porch, large pergola, outdoor kitchen, fire pit, and paved patio floors--perfect for entertaining. Move in ready!

22. 2026-04-02
    soldstatus $240,000
23. 2019-07-31
    soldstatus $255,000
24. 2019-07-30
    soldstatus Sold
25. 2019-06-13
    status Pending
26. 2019-06-06
    listed $255,000 Active
27. 2019-06-06
    listed $255,000
28. 2013-02-11
    soldstatus $227,000
29. 2013-02-08
    soldstatus
30. 2012-10-19
    listed $229,999
31. 2012-10-19
    listed $229,999
32. 2012-07-15
    listed $230,000
33. 2012-07-15
    listed $230,000
34. 2009-07-10
    soldstatus
35. 2009-07-10
    soldstatus $222,000
36. 2008-09-19
    listed $224,900
37. 2008-09-19
    listed $224,900
38. 2008-06-03
    listed $229,900
39. 2008-06-03
    listed $229,900
40. 2005-06-29
    soldstatus $176,400
41. 2004-11-23
    soldstatus
42. 2004-07-22
    listed $174,900
43. 2004-07-22
    listed $174,900

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,477 · $206/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: $30,000
• − Mortgage interest: −$18,429
• − Property taxes: −$2,477
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$348
• − Depreciation: −$9,571
• Taxable loss: −$7,270
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $271/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

+88.1% since first listed

28 events — show timeline

• 2026-05-31 Price Changed $329,000 AcadianaMLS
• 2026-05-31 Price Changed $329,000 GBRMLS
• 2026-05-13 Price Changed $339,000 AcadianaMLS
• 2026-05-12 Price Changed $339,000 GBRMLS
• 2026-04-23 Listed $350,000 GBRMLS
• 2026-04-23 Listed $350,000 AcadianaMLS
• 2026-04-02 Sold (Public Records) $240,000 Public Records
• 2019-07-31 Sold (Public Records) $255,000 Public Records
• 2019-07-30 Sold (MLS) — GBRMLS
• 2019-06-13 Pending — GBRMLS
• 2019-06-06 Listed $255,000 AcadianaMLS
• 2019-06-06 Listed $255,000 GBRMLS
• 2013-02-11 Sold (Public Records) $227,000 Public Records
• 2013-02-08 Sold (MLS) — GBRMLS
• 2012-10-19 Listed $229,999 GBRMLS
• 2012-10-19 Listed $229,999 AcadianaMLS
• 2012-07-15 Listed $230,000 AcadianaMLS
• 2012-07-15 Listed $230,000 GBRMLS
• 2009-07-10 Sold (Public Records) $222,000 Public Records
• 2009-07-10 Sold (MLS) — GBRMLS
• 2008-09-19 Listed $224,900 GBRMLS
• 2008-09-19 Listed $224,900 AcadianaMLS
• 2008-06-03 Listed $229,900 AcadianaMLS
• 2008-06-03 Listed $229,900 GBRMLS
• 2005-06-29 Sold (Public Records) $176,400 Public Records
• 2004-11-23 Sold (MLS) — GBRMLS
• 2004-07-22 Listed $174,900 GBRMLS
• 2004-07-22 Listed $174,900 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $2,477 · -1.8% YoY. Source: county tax records.