13573 Bluff Point Dr · Prairieville, LA 70734

$515,000

5 bd · 4.0 ba · 3,432 sqft · SingleFamily · 85 Days on market

Built 2013 0.25 ac lot $150/sqft · at area comps Est $516k · at est. $25/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 +11.5/30.0
• ARV discount +7.6/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Beautiful, Custom Built 3,432 sq. ft. home is sitting on a large corner lot in the Bluff Heritage Subdivision. It has 5 bedrooms, 4 baths & all the bells & whistles. As you enter in the French doors, you will see the beautiful plank wood flooring throughout most of the living area. The kitchen, keeping & breakfast areas are open with beautiful bead board & vaulted ceilings. This house has two kitchens, one with a gas stove & one with an electric stove so you can choose which one to cook on. The main kitchen features a center island, walk in pantry, gas stove, a sink with a corner window, slab granite & backsplash, stainless appliance plus much more. Kitchen opens to the large living room with a fireplace & built ins. The master bedroom features crown molding, bead board with a master bath that has all the extras in it as well. Four additional bedrooms have walk in closets, Plus a bonus room upstairs. Beautiful landscaping outside with an extending back patio, a partially fenced-in yard & an enclosed two car garage. This home is a must see. Call for your showing today.

Key facts

• Two kitchens
• Large corner lot
• Stainless appliance

Tags

• CUSTOM BUILT HOME
• LARGE CORNER LOT
• TWO KITCHENS
• CENTER ISLAND
• WALK IN PANTRY
• STAINLESS APPLIANCE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $484k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (21.4% below list).
• Recommended offer: $405k (21.4% 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: 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 $4k of loan paydown is wiped out by about $15k 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 85 days — a 6% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $44k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $405,000 (21.4% 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 85 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (median comp): $515,882
• List price: $515,000
• Delta: -0.17%
• 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
13276 Belle Reine Dr	0.27mi	5/4.5	3,035 (-12%)	1mo	$505,939	$167	65
36261 Belle Savanne Ave	0.19mi	4/3.0 (-1)	3,071 (-10%)	1mo	$474,900	$155	64
36265 Belle Parc Ave	0.25mi	5/4.5	3,102 (-10%)	9mo	$559,000	$180	63
13248 Belle Reine Dr	0.27mi	5/4.5	3,059 (-11%)	7mo	$523,936	$171	61
36234 Belle Parc Ave	0.21mi	5/4.5	3,035 (-12%)	10mo	$517,766	$171	60
36124 Belle Parc Ave	0.34mi	5/4.5	3,059 (-11%)	5mo	$522,823	$171	60
36124 Belle Parc Ave	0.34mi	5/4.5	3,059 (-11%)	5mo	$522,823	$171	60
36443 C Braud Rd	0.40mi	5/3.0	3,076 (-10%)	5mo	$799,900	$260	56
36206 Cypress Way	0.49mi	4/3.0 (-1)	3,281 (-4%)	7mo	$675,000	$206	55
36528 Royal Oak Dr	0.74mi	4/3.5 (-1)	3,315 (-3%)	1mo	$700,000	$211	52
14532 Oak Path Dr	0.68mi	4/4.0 (-1)	3,163 (-8%)	0mo	$639,000	$202	50
36436 Belle Savanne Ave	0.44mi	4/3.0 (-1)	3,030 (-12%)	10mo	$534,000	$176	42

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-94,517
• Equity at exit: $76,788

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-96,699
• Equity at exit: $44,528

Cash invested: $144,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $4,050 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$432 /mo · $5,185/yr
• Insurance: −$215
• HOA: −$25
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $-173

Break-even live

Break-even rent $4,269

Max offer price $484,460

Occupancy floor 99%

Sensitivity live

Price	-10% $119	-5% $-27	+0% $-173	+5% $-319	+10% $-464
Rent	-10% $-493	-5% $-333	+0% $-173	+5% $-13	+10% $147
Rate	-1.0pp $86	-0.5pp $-42	base $-173	+0.5pp $-306	+1.0pp $-442

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	45d	1	1.27mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gaselectriclandscaping

Listing history 29 events

1. 2026-06-21
   days on market $515,000 Active 85 DOM
2. 2026-06-18
   days on market $515,000 Active 82 DOM
3. 2026-06-17
   days on market $515,000 Active 81 DOM
4. 2026-06-16
   days on market $515,000 Active 80 DOM
5. 2026-06-15
   days on market $515,000 Active 79 DOM
6. 2026-06-14
   pricedays on market $515,000 Active 77 DOM
7. 2026-06-10
   days on market $539,900 Active 74 DOM
8. 2026-06-09
   days on market $539,900 Active 73 DOM
9. 2026-06-08
   days on market $539,900 Active 72 DOM
10. 2026-06-07
    days on market $539,900 Active 71 DOM
11. 2026-06-05
    days on market $539,900 Active 68 DOM
12. 2026-06-03
    days on market $539,900 Active 67 DOM
13. 2026-06-02
    days on market $539,900 Active 66 DOM
14. 2026-06-01
    days on market $539,900 Active 65 DOM
15. 2026-05-31
    days on market $539,900 Active 64 DOM
16. 2026-05-31
    days on market $539,900 Active 63 DOM
17. 2026-04-06
    price $539,900 1121-char remark

    Show marketing remark (1137 chars)

    This Beautiful, Custom Built 3,432 sq. ft. home is sitting on a large corner lot in the Bluff Heritage Subdivision. It has 5 bedrooms, 4 baths & all the bells & whistles. As you enter in the French doors, you will see the beautiful plank wood flooring throughout most of the living area. The kitchen, keeping & breakfast areas are open with beautiful bead board & vaulted ceilings. This house has two kitchens, one with a gas stove & one with an electric stove so you can choose which one to cook on. The main kitchen features a center island, walk in pantry, gas stove, a sink with a corner window, slab granite & backsplash, stainless appliance plus much more. Kitchen opens to the large living room with a fireplace & built ins. The master bedroom features crown molding, bead board with a master bath that has all the extras in it as well. Four additional bedrooms have walk in closets, Plus a bonus room upstairs. Beautiful landscaping outside with an extending back patio, a partially fenced-in yard & an enclosed two car garage. This home is a must see. Call for your showing today.

18. 2026-04-06
    price $539,900 1137-char remark

    Show marketing remark (1137 chars)

    This Beautiful, Custom Built 3,432 sq. ft. home is sitting on a large corner lot in the Bluff Heritage Subdivision. It has 5 bedrooms, 4 baths & all the bells & whistles. As you enter in the French doors, you will see the beautiful plank wood flooring throughout most of the living area. The kitchen, keeping & breakfast areas are open with beautiful bead board & vaulted ceilings. This house has two kitchens, one with a gas stove & one with an electric stove so you can choose which one to cook on. The main kitchen features a center island, walk in pantry, gas stove, a sink with a corner window, slab granite & backsplash, stainless appliance plus much more. Kitchen opens to the large living room with a fireplace & built ins. The master bedroom features crown molding, bead board with a master bath that has all the extras in it as well. Four additional bedrooms have walk in closets, Plus a bonus room upstairs. Beautiful landscaping outside with an extending back patio, a partially fenced-in yard & an enclosed two car garage. This home is a must see. Call for your showing today.

19. 2026-03-28
    listed $559,000 Active 1137-char remark

    Show marketing remark (1121 chars)

    This Beautiful, Custom Built 3,432 sq. ft. home is sitting on a large corner lot in the Bluff Heritage Subdivision. It has 5 bedrooms, 4 baths & all the bells & whistles. As you enter in the French doors, you will see the beautiful plank wood flooring throughout most of the living area. The kitchen, keeping & breakfast areas are open with beautiful bead board & vaulted ceilings. This house has two kitchens, one with a gas stove & one with an electric stove so you can choose which one to cook on. The main kitchen features a center island, walk in pantry, gas stove, a sink with a corner window, slab granite & backsplash, stainless appliance plus much more. Kitchen opens to the large living room with a fireplace & built ins. The master bedroom features crown molding, bead board with a master bath that has all the extras in it as well. Four additional bedrooms have walk in closets, Plus a bonus room upstairs. Beautiful landscaping outside with an extending back patio, a partially fenced-in yard & an enclosed two car garage. This home is a must see. Call for your showing today.

20. 2026-03-28
    listed $559,000 Active 1121-char remark

    Show marketing remark (1121 chars)

    This Beautiful, Custom Built 3,432 sq. ft. home is sitting on a large corner lot in the Bluff Heritage Subdivision. It has 5 bedrooms, 4 baths & all the bells & whistles. As you enter in the French doors, you will see the beautiful plank wood flooring throughout most of the living area. The kitchen, keeping & breakfast areas are open with beautiful bead board & vaulted ceilings. This house has two kitchens, one with a gas stove & one with an electric stove so you can choose which one to cook on. The main kitchen features a center island, walk in pantry, gas stove, a sink with a corner window, slab granite & backsplash, stainless appliance plus much more. Kitchen opens to the large living room with a fireplace & built ins. The master bedroom features crown molding, bead board with a master bath that has all the extras in it as well. Four additional bedrooms have walk in closets, Plus a bonus room upstairs. Beautiful landscaping outside with an extending back patio, a partially fenced-in yard & an enclosed two car garage. This home is a must see. Call for your showing today.

21. 2021-03-04
    soldstatus $460,000
22. 2021-03-03
    soldstatus Sold
23. 2021-02-08
    status Pending
24. 2021-01-21
    price $490,000
25. 2020-10-26
    listed $500,000 Active
26. 2020-10-26
    listed $490,000
27. 2020-10-22
    historical
28. 2020-04-21
    listed $510,000 Active
29. 2020-04-21
    listed $510,000

ⓘ 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: $5,185 · $432/mo
• Projected year-2 tax: $5,185 · $432/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: $48,600
• − Mortgage interest: −$28,848
• − Property taxes: −$5,185
• − Insurance: −$2,575
• − Repairs & maintenance: −$3,888
• − Management: −$3,888
• − HOA: −$300
• − Depreciation: −$14,982
• Taxable loss: −$11,066
• Est. tax savings @ 24.0%: +$2,656
• After-tax cash flow: $581/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

+5.9% since first listed

13 events — show timeline

• 2026-04-06 Price Changed $539,900 AcadianaMLS
• 2026-04-06 Price Changed $539,900 GBRMLS
• 2026-03-28 Listed $559,000 GBRMLS
• 2026-03-28 Listed $559,000 AcadianaMLS
• 2021-03-04 Sold (Public Records) $460,000 Public Records
• 2021-03-03 Sold (MLS) — GBRMLS
• 2021-02-08 Pending — GBRMLS
• 2021-01-21 Price Changed $490,000 GBRMLS
• 2020-10-26 Listed $490,000 AcadianaMLS
• 2020-10-26 Listed $500,000 GBRMLS
• 2020-10-22 Delisted — GBRMLS
• 2020-04-21 Listed $510,000 AcadianaMLS
• 2020-04-21 Listed $510,000 GBRMLS

Property tax history

+14.0%/yr

Latest (2025): $5,185 · -1.5% YoY. Source: county tax records.