17093 Richmond Dr · Prairieville, LA 70769

$225,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 4 Days on market

Built 2010 6,011 sqft lot Est $237k · at est.

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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 +11.7/30.0
• ARV discount +9.7/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE 3 BEDROOM, 2 BATH HOME LOCATED INSIDE JAMESTOWNE COURT SUBDIVISION! ENJOY THE LARGE LIVING ROOM AND SPLIT FLOOR PLAN. HOME INTERIOR HAS BEEN COMPLETEY BEEN REPAINTED, NEW CARPET, NEW KITCHEN APPLIANCES ( GLASS TOP STOVE, DISHWASHER AND GARBAGE DISPOSAL), AND NEW GRANITE KITCHEN COUNTERS WITH SUBWAY TILE BACK SPLASHES! THIS HOME IS LOCATED WITH ASCENSION PARISH SCHOOL SYSTEM AND THERE IS NO HOME OWNERS ASSOCIATION!!!

Key facts

• Split floor plan
• Large living room
• 6,011 sq ft lot

Tags

• LARGE LIVING ROOM
• SPLIT FLOOR PLAN
• NEW KITCHEN APPLIANCES
• NEW GRANITE KITCHEN COUNTERS
• SUBWAY TILE BACK SPLASHES
• NO HOME OWNERS ASSOCIATION

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding and brick exterior; Slab foundation; Built with 1,847 square feet
• Exterior features: Public water; Public sewer; Located in the Jamestowne Court subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-66 ($-796/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (23.5% below list).
• Recommended offer: $172k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools A+, employment A+, housing A+; 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.
• Market conditions: Rents rising (+3.5%/yr); 492 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,065 (23.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $236,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39474 Old Cornerstone Ct	0.09mi	3/2.0	1,311 (+4%)	8mo	$245,000	$187	83
17034 Hunters Trace St Trce W	0.24mi	3/2.0	1,309 (+3%)	2mo	$254,500	$194	81
17047 Hunters Trace St Trce W	0.26mi	3/2.0	1,312 (+4%)	6mo	$255,000	$194	77
39507 Rue Royale	0.30mi	3/2.0	1,443 (+14%)	4mo	$270,000	$187	60
17239 Rue Le Norde	0.29mi	3/2.0	1,443 (+14%)	4mo	$264,900	$184	60
17076 Hunters Trace St W	0.22mi	3/2.0	1,428 (+13%)	12mo	$259,900	$182	59
17231 Rue Le Norde	0.27mi	3/2.0	1,429 (+13%)	9mo	$275,000	$192	58
17029 Hunters Trace St E	0.22mi	4/2.0 (+1)	1,420 (+12%)	10mo	$239,900	$169	56
40086 Todd Dr	0.40mi	3/2.0	1,424 (+12%)	9mo	$319,000	$224	53
40209 La Rochelle Rd	0.68mi	3/2.0	1,400 (+11%)	8mo	$269,000	$192	44
40192 Hwy 42 Hwy	0.74mi	3/2.0	1,180 (-7%)	21mo	$219,900	$186	37
17264 La Hwy 929	0.38mi	2/1.0 (-1)	1,091 (-14%)	23mo	$200,000	$183	31

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-39,919
• Equity at exit: $33,548

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-37,029
• Equity at exit: $19,454

Cash invested: $63,000 (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: 492
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-66

Break-even live

Break-even rent $1,805

Max offer price $213,287

Occupancy floor 99%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38294 1494 Unit 7 Prairieville, LA	2.0	2.5	1447	$1,055	$0.73	43d	1	0.60mi
17160 Parker Heights Dr Prairieville, LA	3.0	2.0	1274	$2,100	$1.65	43d	1	1.01mi
40514 1513 Prairieville, LA	2.0	2.0	980	$900	$0.92	43d	1	1.13mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $225,000 Pending 4 DOM
2. 2026-06-05
   days on market $225,000 Active 2 DOM
3. 2026-06-03
   remarks 429-char remark
4. 2026-06-03
   listed $225,000 Active 1 DOM

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,648
• − Mortgage interest: −$12,603
• − Property taxes: −$1,823
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$6,545
• Taxable loss: −$4,753
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $345/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

-81.2% since first listed

6 events — show timeline

• 2026-06-01 Listed $225,000 AcadianaMLS
• 2026-06-01 Listed $225,000 GBRMLS
• 2021-08-24 Sold (Public Records) $6,080,200 Public Records
• 2010-08-12 Sold (Public Records) $142,500 Public Records
• 2010-02-09 Listed $146,500 AcadianaMLS
• 2006-11-02 Sold (Public Records) $1,200,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,823 · -1.5% YoY. Source: county tax records.