14502 Oak Meadow St · Prairieville, LA 70737

$210,000

3 bd · 2.0 ba · 1,136 sqft · SingleFamily · 18 Days on market

Built 1999 8,712 sqft lot Est $207k · at est.

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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 +22.7/30.0
• DSCR +7.3/10.0
• ARV discount +6.8/15.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cute home offers 3 bedrooms and 2 full bathrooms and has been fully renovated from floor to ceiling. The kitchen features quartz countertops, along with modern updated bathrooms throughout. A new roof provides peace of mind, while new windows improve energy efficiency and hep to maximize A/C performance. The property is fully fenced, offering privacy and security for your family. Move-in-ready, this home delivers exceptional comfort and is waiting for its new owner. Schedule your showing today!

Key facts

• Fully renovated
• Quartz countertops
• Fully fenced

Tags

• FULLY RENOVATED
• QUARTZ COUNTERTOPS
• NEW ROOF
• NEW WINDOWS
• FULLY FENCED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Detached single-family residence; Residential property in the Oak Meadow subdivision
• Construction: Wood siding construction; Pillar/post/pier foundation; Built with approximately 1,262 sq. ft.
• Exterior features: Full wood fencing; Fenced yard; Lot roughly 60 x 140 (about 0.2 acres)

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/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 $205k (2.2% below list).
• Recommended offer: $205k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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 (+3.3%/yr); 567 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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.
• Current owner paid $66k; list at $210k implies a 218% gain — meaningful room to come down on a strong offer.

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 $205,407 (2.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $206,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15203 Melrose Dr	0.45mi	3/2.0	1,140 (+0%)	3mo	$93,000	$82	76
37456 W Hillside Dr	0.59mi	3/1.0	1,136 (0%)	6mo	$178,000	$157	63
14453 Ridgewood Ave	0.44mi	3/2.0	1,223 (+8%)	5mo	$227,000	$186	63
37461 E Hillside Dr	0.61mi	3/1.5	1,132 (-0%)	7mo	$191,000	$169	63
15059 Ridgewood Ave	0.46mi	3/2.0	1,262 (+11%)	1mo	$230,000	$182	59
14417 Ridgewood Ave	0.43mi	3/2.0	1,235 (+9%)	9mo	$214,000	$173	58
15005 Beau Jon Ave	0.38mi	3/2.0	1,300 (+14%)	5mo	$199,000	$153	54
14212 Parkridge Dr	0.64mi	3/2.0	1,265 (+11%)	1mo	$249,000	$197	51
14211 Parkridge Dr	0.65mi	3/2.0	1,267 (+12%)	1mo	$239,999	$189	49
37506 Parkbrook Dr	0.56mi	3/2.0	1,283 (+13%)	4mo	$234,000	$182	48
37450 W Hillside Dr	0.60mi	2/1.5 (-1)	1,030 (-9%)	5mo	$184,900	$180	45
37556 Parkbrook Dr	0.56mi	3/2.0	1,280 (+13%)	12mo	$255,000	$199	43

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-10,680
• Equity at exit: $31,312

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $22,060
• Equity at exit: $18,157

Cash invested: $58,800 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $359

Break-even live

Break-even rent $1,599

Max offer price $210,000

Occupancy floor 78%

Sensitivity live

Price	-10% $478	-5% $419	+0% $359	+5% $300	+10% $241
Rent	-10% $197	-5% $278	+0% $359	+5% $441	+10% $522
Rate	-1.0pp $465	-0.5pp $413	base $359	+0.5pp $305	+1.0pp $250

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15279 Oak Heritage Ave Prairieville, LA	1.0–3.0	1.0–2.5	1331	$2,243	$1.69	15d	7	1.13mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	44d	1	1.14mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	15d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $210,000 Active 18 DOM
2. 2026-06-17
   days on market $210,000 Active 17 DOM
3. 2026-06-16
   days on market $210,000 Active 16 DOM
4. 2026-06-15
   days on market $210,000 Active 15 DOM
5. 2026-06-14
   days on market $210,000 Active 13 DOM
6. 2026-06-10
   days on market $210,000 Active 10 DOM
7. 2026-06-09
   days on market $210,000 Active 9 DOM
8. 2026-06-08
   days on market $210,000 Active 8 DOM
9. 2026-06-07
   days on market $210,000 Active 7 DOM
10. 2026-06-05
    days on market $210,000 Active 4 DOM
11. 2026-06-03
    days on market $210,000 Active 3 DOM
12. 2026-06-02
    days on market $210,000 Active 2 DOM
13. 2026-06-01
    remarks 504-char remark
14. 2026-06-01
    listed $210,000 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: $894 · $74/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$261/yr (+$22/mo · 29.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,649
• − Mortgage interest: −$11,763
• − Property taxes: −$894
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$6,109
• Taxable income: $889
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $4,100/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

• County: Ascension Parish · 98,362 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• 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

+519.5% since first listed

14 events — show timeline

• 2026-06-01 Listed $210,000 GBRMLS
• 2005-07-07 Sold (Public Records) $66,000 Public Records
• 2004-06-09 Sold (MLS) — GBRMLS
• 2004-05-20 Listed $43,500 AcadianaMLS
• 2004-05-20 Listed $43,500 GBRMLS
• 2004-02-08 Listed $71,500 AcadianaMLS
• 2004-02-08 Listed $71,500 GBRMLS
• 2003-10-08 Listed $71,500 AcadianaMLS
• 2003-10-08 Listed $71,500 GBRMLS
• 2003-03-25 Listed $74,900 AcadianaMLS
• 2003-03-25 Listed $74,900 GBRMLS
• 1999-10-20 Sold (MLS) — GBRMLS
• 1999-08-11 Listed $33,900 AcadianaMLS
• 1999-08-11 Listed $33,900 GBRMLS

Property tax history

+1.3%/yr

Latest (2025): $894 · -1.5% YoY. Source: county tax records.