15120 Ridgewood Ave · Prairieville, LA 70769

$219,999

3 bd · 1.5 ba · 1,128 sqft · SingleFamily · 37 Days on market

Built 1994 7,623 sqft lot $195/sqft · 10% above area Est $199k · 10% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

!!MOTIVATED SELLERS!!Welcome home to this adorable 3-bedroom, 1.5-bath gem nestled in the charming Southwood Village subdivision in the heart of Prairieville! From the moment you arrive, you'll love the inviting curb appeal and cozy feel this home has to offer. Inside, you'll find a bright and functional layout with comfortable living spaces, spacious bedrooms, and plenty of natural light throughout. The kitchen offers ample cabinet space and flows seamlessly into the dining and living areas -- perfect for everyday living or entertaining family and friends. Step outside to enjoy the backyard space ideal for relaxing evenings, pets, or weekend gatherings. Conveniently located near shopping, dining, excellent schools (Bluff Ridge Primary & Middle; Dutchtown High School) Only 3 minutes to I-10!! *NO FLOOD REQUIRED* 2 YEAR OLD ROOF* NEW HVAC SYSTEM*

Key facts

• 2 year old roof
• Ample cabinet space
• Backyard space

Tags

• SOUTHWOOD VILLAGE SUBDIVISION
• AMPLE CABINET SPACE
• BACKYARD SPACE
• 2 YEAR OLD ROOF
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Carport (3 spaces total)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Wood siding and brick exterior; Slab foundation
• Exterior features: Corner lot; Lot dimensions approximately 87' x 120' x 38' x 130' (about 0.175 acres); Located in the Southwood Village subdivision

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• 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/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 2 comparable units currently listed for rent nearby; 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

• It's been on market 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $160k; 37% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,399 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (median comp): $199,438
• List price: $219,999
• Delta: 10.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14442 Beau Jon Ave	0.27mi	3/2.0	1,133 (+0%)	14mo	$200,000	$177	72
15059 Ridgewood Ave	0.11mi	3/2.0	1,262 (+12%)	1mo	$230,000	$182	72
37456 W Hillside Dr	0.44mi	3/1.0	1,136 (+1%)	6mo	$178,000	$157	71
37461 E Hillside Dr	0.49mi	3/1.5	1,132 (+0%)	7mo	$191,000	$169	70
14453 Ridgewood Ave	0.24mi	3/2.0	1,223 (+8%)	5mo	$227,000	$186	69
15203 Melrose Dr	0.56mi	3/2.0	1,140 (+1%)	3mo	$93,000	$82	68
14417 Ridgewood Ave	0.30mi	3/2.0	1,235 (+10%)	9mo	$214,000	$173	61
37450 W Hillside Dr	0.44mi	2/1.5 (-1)	1,030 (-9%)	5mo	$184,900	$180	55
37506 Parkbrook Dr	0.70mi	3/2.0	1,283 (+14%)	4mo	$234,000	$182	39
37542 Parkbrook Dr	0.74mi	3/2.0	1,266 (+12%)	15mo	$227,000	$179	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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,280
• Equity at exit: $32,803

10-year hold

• IRR: 8.3%
• Equity multiple: 1.65×
• Total profit: $39,742
• Equity at exit: $19,021

Cash invested: $61,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,360 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $476

Break-even live

Break-even rent $1,758

Max offer price $219,999

Occupancy floor 75%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	7	0.64mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	44d	1	0.71mi

Listing history 31 events

1. 2026-06-18
   days on market $219,999 Active 37 DOM
2. 2026-06-17
   days on market $219,999 Active 36 DOM
3. 2026-06-16
   days on market $219,999 Active 35 DOM
4. 2026-06-15
   days on market $219,999 Active 34 DOM
5. 2026-06-14
   days on market $219,999 Active 32 DOM
6. 2026-06-10
   days on market $219,999 Active 29 DOM
7. 2026-06-09
   days on market $219,999 Active 28 DOM
8. 2026-06-08
   days on market $219,999 Active 27 DOM
9. 2026-06-07
   pricedays on market $219,999 Active 26 DOM
10. 2026-06-05
    days on market $226,600 Active 23 DOM

    Show marketing remark (861 chars)

    !!MOTIVATED SELLERS!!Welcome home to this adorable 3-bedroom, 1.5-bath gem nestled in the charming Southwood Village subdivision in the heart of Prairieville! From the moment you arrive, you'll love the inviting curb appeal and cozy feel this home has to offer. Inside, you'll find a bright and functional layout with comfortable living spaces, spacious bedrooms, and plenty of natural light throughout. The kitchen offers ample cabinet space and flows seamlessly into the dining and living areas -- perfect for everyday living or entertaining family and friends. Step outside to enjoy the backyard space ideal for relaxing evenings, pets, or weekend gatherings. Conveniently located near shopping, dining, excellent schools (Bluff Ridge Primary & Middle; Dutchtown High School) Only 3 minutes to I-10!! *NO FLOOD REQUIRED* 2 YEAR OLD ROOF* NEW HVAC SYSTEM*

11. 2026-06-03
    days on market $226,600 Active 22 DOM
12. 2026-06-02
    days on market $226,600 Active 21 DOM
13. 2026-06-01
    days on market $226,600 Active 20 DOM
14. 2026-05-31
    days on market $226,600 Active 19 DOM
15. 2026-05-31
    pricedays on market $226,600 Active 18 DOM
16. 2026-05-01
    listed $229,900 Active 867-char remark

    Show marketing remark (861 chars)

    !!MOTIVATED SELLERS!!Welcome home to this adorable 3-bedroom, 1.5-bath gem nestled in the charming Southwood Village subdivision in the heart of Prairieville! From the moment you arrive, you'll love the inviting curb appeal and cozy feel this home has to offer. Inside, you'll find a bright and functional layout with comfortable living spaces, spacious bedrooms, and plenty of natural light throughout. The kitchen offers ample cabinet space and flows seamlessly into the dining and living areas -- perfect for everyday living or entertaining family and friends. Step outside to enjoy the backyard space ideal for relaxing evenings, pets, or weekend gatherings. Conveniently located near shopping, dining, excellent schools (Bluff Ridge Primary & Middle; Dutchtown High School) Only 3 minutes to I-10!! *NO FLOOD REQUIRED* 2 YEAR OLD ROOF* NEW HVAC SYSTEM*

17. 2026-05-01
    listed $229,900 Active 840-char remark

    Show marketing remark (861 chars)

    !!MOTIVATED SELLERS!!Welcome home to this adorable 3-bedroom, 1.5-bath gem nestled in the charming Southwood Village subdivision in the heart of Prairieville! From the moment you arrive, you'll love the inviting curb appeal and cozy feel this home has to offer. Inside, you'll find a bright and functional layout with comfortable living spaces, spacious bedrooms, and plenty of natural light throughout. The kitchen offers ample cabinet space and flows seamlessly into the dining and living areas -- perfect for everyday living or entertaining family and friends. Step outside to enjoy the backyard space ideal for relaxing evenings, pets, or weekend gatherings. Conveniently located near shopping, dining, excellent schools (Bluff Ridge Primary & Middle; Dutchtown High School) Only 3 minutes to I-10!! *NO FLOOD REQUIRED* 2 YEAR OLD ROOF* NEW HVAC SYSTEM*

18. 2024-05-04
    historical
19. 2024-04-29
    status Active
20. 2024-04-22
    historical
21. 2024-04-19
    listed $197,000 Active
22. 2024-04-19
    listed $197,000
23. 2019-06-07
    soldstatus $160,000
24. 2019-05-31
    soldstatus Sold
25. 2019-04-22
    status Pending
26. 2019-04-12
    listed $160,000 Active
27. 2019-04-12
    listed $160,000
28. 2010-08-16
    soldstatus $67,000
29. 1999-02-12
    soldstatus
30. 1998-10-22
    listed $78,900
31. 1998-10-22
    listed $78,900

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,318
• − Mortgage interest: −$12,323
• − Property taxes: −$1,720
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$6,400
• Taxable income: $2,245
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $5,169/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

+178.8% since first listed

20 events — show timeline

• 2026-06-05 Price Changed $219,999 AcadianaMLS
• 2026-06-05 Price Changed $219,999 GBRMLS
• 2026-05-29 Price Changed $226,600 AcadianaMLS
• 2026-05-29 Price Changed $226,600 GBRMLS
• 2026-05-01 Listed $229,900 GBRMLS
• 2026-05-01 Listed $229,900 AcadianaMLS
• 2024-05-04 Delisted — GBRMLS
• 2024-04-29 Relisted — GBRMLS
• 2024-04-22 Delisted — GBRMLS
• 2024-04-19 Listed $197,000 AcadianaMLS
• 2024-04-19 Listed $197,000 GBRMLS
• 2019-06-07 Sold (Public Records) $160,000 Public Records
• 2019-05-31 Sold (MLS) — GBRMLS
• 2019-04-22 Pending — GBRMLS
• 2019-04-12 Listed $160,000 AcadianaMLS
• 2019-04-12 Listed $160,000 GBRMLS
• 2010-08-16 Sold (Public Records) $67,000 Public Records
• 1999-02-12 Sold (MLS) — GBRMLS
• 1998-10-22 Listed $78,900 GBRMLS
• 1998-10-22 Listed $78,900 AcadianaMLS

Property tax history

+6.1%/yr

Latest (2025): $1,720 · -1.5% YoY. Source: county tax records.