12375 Mill House Dr · Prairieville, LA 70734

$334,900

4 bd · 3.0 ba · 1,909 sqft · SingleFamily · 4 Days on market

Built 2004 10,018 sqft lot Est $326k · at est. $38/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 +17.3/30.0
• ARV discount +6.3/15.0
• DSCR +5.4/10.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful 4-bedroom, 3-bath residence featuring a desirable triple-split floor plan in a fantastic location! Freshly painted inside and out with new landscaping, this move-in-ready home offers peace of mind with a newer roof (2020) and AC (2022). New carpet in all bedrooms and a new microwave add to the home's fresh appeal. The open-concept design is perfect for entertaining, featuring a spacious living area that flows seamlessly into the kitchen, complete with a large center island, abundant cabinetry, and ample counter space. The triple-split floor plan provides privacy and flexibility for families, guests, or a home office setup. Step outside and enjoy all the neighborhood amenities, including a community pool and clubhouse. Conveniently located near top-rated schools, shopping, dining, and easy interstate access, this home truly has it all.

Key facts

• Open-concept design
• New landscaping
• New carpet

Tags

• TRIPLE-SPLIT FLOOR PLAN
• NEW LANDSCAPING
• NEWER ROOF
• NEW AC
• NEW CARPET
• OPEN-CONCEPT DESIGN

Property features AI

Finance

• Other: Subdivision: Old Mill; Lot dimensions approximately 73 x 137 (about 0.23 acres)
• HOA & community: Homeowners association with annual fee ($450); HOA covers maintenance and management; Community pool; Community clubhouse; Playground; Gated community

Exterior

• Parking: 2 parking spaces; Garage with garage door opener; Driveway; Concrete surfaces
• Security: Smoke detector(s); Gated community
• Utilities: Public water; Cable connected
• Home design: Detached single-family residence; Residential property; Level lot
• Construction: Wood siding; Brick; Frame; Masonite; Stucco; Shingle roof; Slab foundation; Built around 2795 square feet
• Exterior features: Exterior lighting; Covered patio; Covered porch; Privacy fencing (full)

Interior

• Kitchen: Gas cooktop; Cooktop; Range; Oven; Range hood; Dishwasher; Microwave; Refrigerator; Breakfast bar
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Tile; Ceramic tile; Wood; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Breakfast bar; Built-in features; Crown molding; High ceilings; Gas log fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $295k (11.8% below list).
• Recommended offer: $295k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Dutchtown Primary School (math 65% / reading 73%, grade A-, #32 of 646 statewide, top 5%, 603 students, 43% 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).
• Zoned-school proficiency averages 67% at this address vs 53% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Ascension Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 139 active listings in the ZIP; 2 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $248k; 35% 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 $295,295 (11.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $326,439
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12412 Mill House Dr	0.08mi	4/3.0	1,878 (-2%)	8mo	$330,000	$176	87
37069 Mill Run Ave	0.20mi	3/2.0 (-1)	1,911 (+0%)	4mo	$350,000	$183	78
37052 Mill Wood Ave	0.23mi	4/3.0	1,933 (+1%)	11mo	$330,000	$171	78
12387 Old Millstone Dr	0.06mi	3/2.0 (-1)	1,875 (-2%)	9mo	$349,900	$187	77
37038 Mill Wood Ave	0.23mi	3/2.0 (-1)	1,876 (-2%)	11mo	$295,000	$157	68
12410 Sugarmill Dr	0.06mi	3/2.0 (-1)	1,676 (-12%)	10mo	$325,000	$194	60
37188 Audubon Park Ave	0.40mi	3/2.0 (-1)	1,827 (-4%)	10mo	$289,900	$159	57
12459 Arceneaux Ln	0.63mi	3/2.0 (-1)	1,807 (-5%)	7mo	$177,000	$98	47
12214 Deventer Dr	0.63mi	4/3.0	2,102 (+10%)	8mo	$424,900	$202	47
12237 Spring Valley Dr	0.27mi	3/2.0 (-1)	1,623 (-15%)	8mo	$260,000	$160	47
37055 John St	0.56mi	3/2.5 (-1)	1,716 (-10%)	7mo	$285,000	$166	44
12371 Dutchtown Villa Dr	0.47mi	3/2.0 (-1)	1,656 (-13%)	6mo	$259,900	$157	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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-38,692
• Equity at exit: $49,935

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-13,899
• Equity at exit: $28,956

Cash invested: $93,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,953 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$140
• HOA: −$38
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $246

Break-even live

Break-even rent $2,641

Max offer price $334,900

Occupancy floor 87%

Sensitivity live

Price	-10% $436	-5% $341	+0% $246	+5% $151	+10% $56
Rent	-10% $13	-5% $129	+0% $246	+5% $363	+10% $479
Rate	-1.0pp $415	-0.5pp $331	base $246	+0.5pp $159	+1.0pp $71

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.77mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	45d	1	1.45mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: landscapingpool

Listing history 3 events

1. 2026-06-21
   days on market $334,900 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $334,900 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: $1,836 · $153/mo
• Projected year-2 tax: $1,842 · $153/mo
• Expected delta: +$6/yr (+$1/mo · 0.3%)

ⓘ 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: $35,435
• − Mortgage interest: −$18,760
• − Property taxes: −$1,836
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,835
• − Management: −$2,835
• − HOA: −$456
• − Depreciation: −$9,743
• Taxable loss: −$2,703
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $3,601/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

+74.6% since first listed

5 events — show timeline

• 2026-06-17 Listed $334,900 GBRMLS
• 2026-06-17 Listed $334,900 AcadianaMLS
• 2006-04-13 Sold (Public Records) $248,400 Public Records
• 2006-02-12 Listed $249,900 AcadianaMLS
• 2004-02-11 Listed $191,800 AcadianaMLS

Property tax history

-0.2%/yr

Latest (2025): $1,836 · -1.8% YoY. Source: county tax records.