Vacherie Plan · Prairieville, LA 70734

$485,000

5 bd · 4.5 ba · 3,035 sqft · SingleFamily · 289 Days on market

Excellent condition ↓ 2% since listing

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Vacherie is the largest of our new floorplans, boasting over 3,000 square feet of living space, 5 bedrooms, and 4.5 bathrooms. This home has an open living room, breakfast nook, and kitchen with an option for either a formal dining space or office. The primary suite is located on the first floor and has a spa-inspired en suite bathroom and large walk-in closet that attaches to the laundry room. There is an additional guest suite on the first floor with an attached bathroom and walk-in closet. Upstairs includes three additional bedrooms, two bathrooms, a large loft space and an additional flex space that can be used for an office, storage, or reading nook!

Key facts

• Breakfast nook
• Open living room
• Formal dining space

Tags

• OPEN LIVING ROOM
• BREAKFAST NOOK
• FORMAL DINING SPACE
• PRIMARY SUITE
• SPA INSPIRED EN SUITE BATHROOM
• LARGE WALK IN CLOSET

🏗️ New construction. The $485,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $494,517.

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $485k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $463k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (16.5% below list).
• Recommended offer: $405k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 $3k 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 289 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.

Recommended offer $405,000 (16.5% 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 289 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $494,517
• List price: $485,000
• Delta: -1.92%
• 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	0.12mi	5/4.5	3,035 (0%)	1mo	$505,939	$167	93
36265 Belle Parc Ave	0.07mi	5/4.5	3,102 (+2%)	9mo	$559,000	$180	86
36234 Belle Parc Ave	0.12mi	5/4.5	3,035 (0%)	10mo	$517,766	$171	86
13248 Belle Reine Dr	0.17mi	5/4.5	3,059 (+1%)	7mo	$523,936	$171	85
36261 Belle Savanne Ave	0.06mi	4/3.0 (-1)	3,071 (+1%)	1mo	$474,900	$155	84
36124 Belle Parc Ave	0.34mi	5/4.5	3,059 (+1%)	5mo	$522,823	$171	79
36124 Belle Parc Ave	0.34mi	5/4.5	3,059 (+1%)	5mo	$522,823	$171	79
36443 C Braud Rd	0.43mi	5/3.0	3,076 (+1%)	5mo	$799,900	$260	68
36436 Belle Savanne Ave	0.28mi	4/3.0 (-1)	3,030 (-0%)	10mo	$534,000	$176	67
36142 Belle Parc Ave	0.30mi	4/3.0 (-1)	2,810 (-7%)	10mo	$514,690	$183	54
36206 Cypress Way	0.33mi	4/3.0 (-1)	3,281 (+8%)	7mo	$675,000	$206	54
36149 Belle Parc Ave	0.28mi	4/3.5 (-1)	2,630 (-13%)	7mo	$479,541	$182	50

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-93,956
• Equity at exit: $73,734

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-99,445
• Equity at exit: $42,757

Cash invested: $138,465 (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: 10.0×

Monthly cashflow live

• Estimated rent: $4,050 medium
• Mortgage (P&I): −$2,593
• Tax est. 1.5%: −$618 /mo · $7,418/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $-218

Break-even live

Break-even rent $4,326

Max offer price $462,973

Occupancy floor —

Sensitivity live

Price	-10% $124	-5% $-47	+0% $-218	+5% $-389	+10% $-560
Rent	-10% $-538	-5% $-378	+0% $-218	+5% $-58	+10% $102
Rate	-1.0pp $31	-0.5pp $-92	base $-218	+0.5pp $-346	+1.0pp $-476

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: $123,629
• Closing costs: $14,836
• 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	1.24mi

Listing history 18 events

1. 2026-06-21
   days on market $485,000 Active 289 DOM
2. 2026-06-18
   days on market $485,000 Active 286 DOM
3. 2026-06-17
   days on market $485,000 Active 285 DOM
4. 2026-06-16
   days on market $485,000 Active 284 DOM
5. 2026-06-15
   days on market $485,000 Active 283 DOM
6. 2026-06-14
   days on market $485,000 Active 281 DOM
7. 2026-06-10
   days on market $485,000 Active 278 DOM
8. 2026-06-09
   days on market $485,000 Active 277 DOM
9. 2026-06-08
   days on market $485,000 Active 276 DOM
10. 2026-06-07
    days on market $485,000 Active 275 DOM
11. 2026-06-05
    days on market $485,000 Active 272 DOM
12. 2026-06-03
    days on market $485,000 Active 271 DOM
13. 2026-06-02
    days on market $485,000 Active 270 DOM
14. 2026-06-01
    days on market $485,000 Active 269 DOM
15. 2026-05-31
    days on market $485,000 Active 268 DOM
16. 2026-05-31
    days on market $485,000 Active 267 DOM
17. 2025-09-16
    price $485,000 667-char remark

    Show marketing remark (667 chars)

    The Vacherie is the largest of our new floorplans, boasting over 3,000 square feet of living space, 5 bedrooms, and 4.5 bathrooms. This home has an open living room, breakfast nook, and kitchen with an option for either a formal dining space or office. The primary suite is located on the first floor and has a spa-inspired en suite bathroom and large walk-in closet that attaches to the laundry room. There is an additional guest suite on the first floor with an attached bathroom and walk-in closet. Upstairs includes three additional bedrooms, two bathrooms, a large loft space and an additional flex space that can be used for an office, storage, or reading nook!

18. 2025-09-05
    listed $493,000 Active 667-char remark

    Show marketing remark (667 chars)

    The Vacherie is the largest of our new floorplans, boasting over 3,000 square feet of living space, 5 bedrooms, and 4.5 bathrooms. This home has an open living room, breakfast nook, and kitchen with an option for either a formal dining space or office. The primary suite is located on the first floor and has a spa-inspired en suite bathroom and large walk-in closet that attaches to the laundry room. There is an additional guest suite on the first floor with an attached bathroom and walk-in closet. Upstairs includes three additional bedrooms, two bathrooms, a large loft space and an additional flex space that can be used for an office, storage, or reading nook!

ⓘ 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: $48,600
• − Mortgage interest: −$27,701
• − Property taxes: −$7,418
• − Insurance: −$2,473
• − Repairs & maintenance: −$3,888
• − Management: −$3,888
• − Depreciation: −$14,386
• Taxable loss: −$11,153
• Est. tax savings @ 24.0%: +$2,677
• After-tax cash flow: $61/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 · 2 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious floor plan and is ready for immediate move-in. Potential updates to landscaping, interior, and smart home features can further enhance its value.

Value-add opportunities

• Both Landscaping enhancement — Enhanced landscaping can improve both resale and rental value.
• Both Interior updates — Fresh paint and minor updates can boost both resale and rental appeal.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase both resale and rental value.
• Both Smart home integration — Adding smart home features can enhance both resale and rental appeal, making the home more attractive to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping enhancement — Enhanced landscaping can improve both resale and rental value. ↑
• Both Interior updates — Fresh paint and minor updates can boost both resale and rental appeal. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase both resale and rental value. ↑
• Both Smart home integration — Adding smart home features can enhance both resale and rental appeal, making the home more attractive to tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-1.6% since first listed

2 events — show timeline

• 2025-09-16 Price Changed $485,000 Zillow
• 2025-09-05 Listed $493,000 Zillow