36214 Belle Parc Ave · Geismar, LA 70734

$398,900

3 bd · 3.0 ba · 2,045 sqft · SingleFamily · 92 Days on market

Built 2026 Excellent condition 7,405 sqft lot Garage $60/mo HOA · 2% of rent

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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
• Cash flow +5.0/30.0
• Condition / age +4.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter into this beautifully designed new construction offering 3 bedrooms, 3 full bathrooms, and 2,045 square feet of living space. The home is anchored by the stunning kitchen, featuring a large island, walk-in pantry, and eye-catching two-toned cabinetry that adds the perfect pop of color and style. The open-concept layout opens from living space, where a brick fireplace with a wood mantel creates a cozy focal point, to chef's kitchen, overlooking the dining room. The primary suite is a treat, complete with a luxurious en-suite bath, and a large walk-in closet. Each additional bedroom enjoys access to its own full bath. Step outside to the rear porch, perfect for morning coffee, weekend cookouts, or simply relaxing at the end of the day. A dedicated utility room and 2-car garage add everyday convenience to this exceptional home. Request your private home tour now!

Key facts

• Wood mantel
• Brick fireplace
• Two-toned cabinetry

Tags

• STUNNING KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• TWO-TONED CABINETRY
• BRICK FIREPLACE
• WOOD MANTEL

🏗️ New construction. The $398,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $423,972.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $399k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-990 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (36.5% below list).
• Recommended offer: $253k (36.5% 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 $13k 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 92 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $31k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $253,137 (36.5% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 37% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.60% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.01%
• DSCR: 0.55
• GRM: 14.0

CMA / ARV

• ARV (median comp): $423,972
• List price: $398,900
• Delta: -4.47%
• 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
36176 Belle Parc Ave	0.07mi	3/3.0	2,045 (0%)	1mo	$419,000	$205	96
36224 Belle Parc Ave	0.03mi	3/2.0	1,920 (-6%)	0mo	$385,000	$201	84
36244 Belle Parc Ave	0.06mi	4/2.0 (+1)	2,015 (-2%)	3mo	$381,455	$189	83
36310 Belle Reserve Ave	0.33mi	3/2.0	2,039 (-0%)	4mo	$350,000	$172	77
36364 Belle Journee Ave	0.34mi	3/2.0	2,014 (-2%)	2mo	$385,000	$191	76
36259 Belle Parc Ave	0.10mi	3/2.0	1,834 (-10%)	4mo	$374,900	$204	71
13314 Belle Prairie Dr	0.46mi	3/2.0	2,019 (-1%)	3mo	$389,900	$193	70
13247 Cypress Swamp Dr	0.22mi	4/3.0 (+1)	2,335 (+14%)	0mo	$549,000	$235	61
36388 Belle Reserve Ave	0.44mi	3/2.0	1,834 (-10%)	2mo	$365,000	$199	56
36431 Belle Journee Ave	0.47mi	3/2.0	1,834 (-10%)	1mo	$280,000	$153	56
13088 Dutchtown Lakes Dr	0.53mi	3/2.0	1,830 (-10%)	2mo	$325,000	$178	52
36444 C Braud Rd	0.59mi	4/2.0 (+1)	2,318 (+13%)	4mo	$699,900	$302	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: -34.3%
• Equity multiple: -0.11×
• Total profit: $-131,692
• Equity at exit: $63,216

10-year hold

• IRR: -43.5%
• Equity multiple: -0.65×
• Total profit: $-195,578
• Equity at exit: $36,657

Cash invested: $118,712 (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: 52 active · 22 under contract
• Months of supply: 14.9 mo (7%/mo absorbed)
• Median asking: $389,500 ($197/sqft)
• Median days on market: 79 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +5.5% 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: 13.1×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$2,223
• Tax est. 1.5%: −$530 /mo · $6,360/yr
• Insurance: −$177
• HOA: −$60
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-990

Break-even live

Break-even rent $3,785

Max offer price $280,690

Occupancy floor —

Sensitivity live

Price	-10% $-697	-5% $-844	+0% $-990	+5% $-1,137	+10% $-1,283
Rent	-10% $-1,190	-5% $-1,090	+0% $-990	+5% $-890	+10% $-790
Rate	-1.0pp $-777	-0.5pp $-882	base $-990	+0.5pp $-1,100	+1.0pp $-1,212

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: $105,993
• Closing costs: $12,719
• 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	0.45mi
12467 Dutchtown Villa Dr Geismar, LA	3.0	2.0	1634	$2,100	$1.29	6d	1	0.76mi
37060 John St Geismar, LA	3.0	2.0	1409	$1,750	$1.24	6d	1	0.79mi
14155 LA-73 #12 Prairieville, LA	3.0	2.5	2000	$1,950	$0.97	6d	1	1.16mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	139d	1	1.36mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	0d	2	1.39mi

Property features AI

Finance

• Other: Lot dimensions approximately 53 x 144 (about 0.17 acres)Subdivision: Belle SavanneDirections: Hwy 73 to Belle Savanne
• HOA & community: Homeowners association with an annual fee of $720 (about $60/month)

Exterior

• Parking: Garage with door opener (2 parking spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residenceNew constructionModel: Hibiscus A
• Construction: Wood siding and brick/frame constructionShingle roofSlab foundationBuilt by Ap Dodson, LLCHome warranty included
• Exterior features: Covered patio

Interior

• Kitchen: Gas cooktopOvenDishwasherDisposalMicrowaveStainless steel appliances
• Flooring: TileVinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Eat-in kitchenCrown moldingHigh ceilingsOne fireplace
• Laundry & utility: Washer hookup insideElectric dryer hookup

Listing history 50 events

1. 2026-09-23
   days on market $398,900 Active 92 DOM
2. 2026-09-22
   pricedays on market $398,900 Active 91 DOM
3. 2026-09-21
   days on market $405,000 Active 90 DOM
4. 2026-09-20
   days on market $405,000 Active 89 DOM
5. 2026-09-19
   days on market $405,000 Active 88 DOM
6. 2026-09-18
   days on market $405,000 Active 87 DOM
7. 2026-09-17
   days on market $405,000 Active 86 DOM
8. 2026-09-16
   days on market $405,000 Active 85 DOM
9. 2026-09-15
   days on market $405,000 Active 84 DOM
10. 2026-09-14
    days on market $405,000 Active 83 DOM
11. 2026-09-13
    days on market $405,000 Active 82 DOM
12. 2026-09-12
    days on market $405,000 Active 81 DOM
13. 2026-09-11
    days on market $405,000 Active 80 DOM
14. 2026-09-05
    days on market $405,000 Active 74 DOM
15. 2026-09-04
    days on market $405,000 Active 73 DOM
16. 2026-09-03
    days on market $405,000 Active 72 DOM
17. 2026-08-31
    days on market $405,000 Active 69 DOM
18. 2026-08-30
    days on market $405,000 Active 68 DOM
19. 2026-08-29
    days on market $405,000 Active 67 DOM
20. 2026-08-28
    days on market $405,000 Active 66 DOM
21. 2026-08-27
    days on market $405,000 Active 65 DOM
22. 2026-08-26
    days on market $405,000 Active 64 DOM
23. 2026-08-25
    days on market $405,000 Active 63 DOM
24. 2026-08-24
    days on market $405,000 Active 62 DOM
25. 2026-08-23
    days on market $405,000 Active 61 DOM
26. 2026-08-22
    days on market $405,000 Active 60 DOM
27. 2026-08-21
    days on market $405,000 Active 59 DOM
28. 2026-08-20
    days on market $405,000 Active 58 DOM
29. 2026-08-19
    days on market $405,000 Active 57 DOM
30. 2026-08-18
    days on market $405,000 Active 56 DOM
31. 2026-08-17
    days on market $405,000 Active 55 DOM
32. 2026-08-16
    days on market $405,000 Active 54 DOM
33. 2026-08-15
    days on market $405,000 Active 53 DOM
34. 2026-08-15
    days on market $405,000 Active 52 DOM
35. 2026-08-13
    days on market $405,000 Active 51 DOM
36. 2026-08-12
    days on market $405,000 Active 50 DOM
37. 2026-08-11
    days on market $405,000 Active 49 DOM
38. 2026-08-10
    days on market $405,000 Active 48 DOM
39. 2026-08-09
    days on market $405,000 Active 47 DOM
40. 2026-08-08
    days on market $405,000 Active 46 DOM
41. 2026-08-07
    pricedays on market $405,000 Active 45 DOM
42. 2026-08-06
    days on market $418,900 Active 44 DOM
43. 2026-08-05
    days on market $418,900 Active 43 DOM
44. 2026-08-04
    days on market $418,900 Active 42 DOM
45. 2026-08-03
    days on market $418,900 Active 41 DOM
46. 2026-07-31
    days on market $418,900 Active 38 DOM
47. 2026-07-30
    days on market $418,900 Active 37 DOM
48. 2026-07-29
    days on market $418,900 Active 36 DOM
49. 2026-07-27
    days on market $418,900 Active 34 DOM
50. 2026-07-25
    days on market $418,900 Active 32 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: $30,376
• − Mortgage interest: −$23,749
• − Property taxes: −$6,360
• − Insurance: −$2,120
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$720
• − Depreciation: −$12,334
• Taxable loss: −$19,766
• Est. tax savings @ 24.0%: +$4,744
• After-tax cash flow: $-7,138/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a spacious and well-appointed interior, a new roof, and a well-maintained exterior. Potential buyers and tenants will appreciate the home's curb appeal and the opportunity for minor updates to enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system is crucial for tenant satisfaction and energy efficiency. ↑
• Both Window treatments — Window treatments can improve energy efficiency and add a finishing touch to the home's aesthetic appeal. ↑

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

Property features AI

Finance

• Other: Lot dimensions approximately 53 x 144 (about 0.17 acres)Subdivision: Belle SavanneDirections: Hwy 73 to Belle Savanne
• HOA & community: Homeowners association with an annual fee of $720 (about $60/month)

Exterior

• Parking: Garage with door opener (2 parking spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residenceNew constructionModel: Hibiscus A
• Construction: Wood siding and brick/frame constructionShingle roofSlab foundationBuilt by Ap Dodson, LLCHome warranty included
• Exterior features: Covered patio

Interior

• Kitchen: Gas cooktopOvenDishwasherDisposalMicrowaveStainless steel appliances
• Flooring: TileVinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Eat-in kitchenCrown moldingHigh ceilingsOne fireplace
• Laundry & utility: Washer hookup insideElectric dryer hookup

Price history

+0.0% since first listed

6 events — show timeline

• 2026-06-24 Listed $429,500 AcadianaMLS
• 2026-06-24 Listed $429,500 GBRMLS
• 2026-04-18 Price Changed $428,500 AcadianaMLS
• 2026-04-18 Price Changed $428,500 GBRMLS
• 2025-09-16 Listed $429,500 GBRMLS
• 2025-09-15 Listed $429,500 AcadianaMLS