36347 Belle Savanne Ave · Prairieville, LA 70734

$387,000

4 bd · 2.0 ba · 1,988 sqft · SingleFamily · 25 Days on market

Built 2018 0.25 ac lot Est $398k · at est. $60/mo HOA · 2% 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 +13.5/30.0
• ARV discount +8.7/15.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bath home in the desirable Belle Savanne subdivision of Geismar, conveniently located near Dutchtown High School and just minutes from I-10. Built in 2018, this well-maintained home offers approximately 1,988 sq. ft. of living space with a functional layout designed for everyday living and entertaining. The inviting living room offers generous space for relaxing or gathering, while the kitchen and breakfast area provide a comfortable setting for meals and daily routines. The primary suite features a spacious retreat, and the additional bedrooms provide flexibility for guests, a home office, or hobbies. Additional highlights include a covered porch, a garage, granite counters, wood flooring, and a refrigerator that remains with the property. With its convenient location near shopping, dining, and top-rated schools, this home offers comfort, value, and accessibility. *Structure square footage nor lot dimensions warranted by Realtor*

Key facts

• Covered porch
• Wood flooring
• Refrigerator remains

Tags

• BELLE SAVANNE SUBDIVISION
• NEAR DUTCHTOWN HIGH SCHOOL
• COVERED PORCH
• GRANITE COUNTERS
• WOOD FLOORING
• REFRIGERATOR REMAINS

Property features AI

Finance

• Other: Rectangular lot (approximately 0.25 acres)
• HOA & community: Homeowners association with annual fee ($720/year; approx. $60/month); HOA covers grounds maintenance and insurance; Community pool

Exterior

• Parking: Garage with garage door opener; Driveway; 4 total parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residential; Model: Lasalle B
• Construction: Brick and cement siding exterior; Slab foundation; Built by Level Construction & Development, LLC
• Exterior features: Rain gutters; Covered patio; Privacy fencing (full); Shingle roof

Interior

• Kitchen: Gas cooktop; Oven; Range; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Range hood; Stainless steel appliances
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Beamed ceilings; Crown molding; High ceilings; Screens on windows; Window treatments; Gas log fireplace (1)
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $387k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (16.6% below list).
• Recommended offer: $323k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: 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 $3k of loan paydown is wiped out by about $12k 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 25 days — a 2% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $322,588 (16.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $397,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13237 Belle Reine Dr	0.18mi	3/2.0 (-1)	2,019 (+2%)	1mo	$404,691	$200	83
36310 Belle Reserve Ave	0.17mi	3/2.0 (-1)	2,039 (+3%)	1mo	$350,000	$172	82
13308 Belle Prairie Dr	0.18mi	4/2.0	2,113 (+6%)	2mo	$443,000	$210	79
36259 Belle Parc Ave	0.21mi	3/2.0 (-1)	1,834 (-8%)	1mo	$374,900	$204	72
36182 Belle Parc Ave	0.36mi	4/2.0	2,139 (+8%)	5mo	$417,304	$195	66
36114 Belle Parc Ave	0.45mi	4/2.0	2,139 (+8%)	3mo	$394,983	$185	64
36114 Belle Parc Ave	0.45mi	4/2.0	2,139 (+8%)	3mo	$394,383	$184	64
36208 Belle Parc Ave	0.31mi	4/3.0	2,213 (+11%)	2mo	$453,800	$205	61
36208 Belle Parc Ave	0.31mi	4/3.0	2,213 (+11%)	2mo	$453,800	$205	61
13147 Oakbourne Ave	0.74mi	4/2.0	1,825 (-8%)	3mo	$435,000	$238	50
13163 Dutchtown Lakes Dr	0.63mi	3/2.0 (-1)	1,704 (-14%)	7mo	$325,000	$191	36
37055 John St	0.60mi	3/2.5 (-1)	1,716 (-14%)	7mo	$285,000	$166	36

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-66,079
• Equity at exit: $57,703

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-61,867
• Equity at exit: $33,461

Cash invested: $108,360 (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: $3,226 medium
• Mortgage (P&I): −$2,029
• Tax from tax record: −$284 /mo · $3,410/yr
• Insurance: −$161
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$60
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-53

Break-even live

Break-even rent $3,293

Max offer price $377,648

Occupancy floor 97%

Sensitivity live

Price	-10% $166	-5% $57	+0% $-53	+5% $-162	+10% $-272
Rent	-10% $-308	-5% $-180	+0% $-53	+5% $74	+10% $202
Rate	-1.0pp $142	-0.5pp $45	base $-53	+0.5pp $-153	+1.0pp $-255

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.05mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	16d	2	1.16mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 22 events

1. 2026-06-21
   days on market $387,000 Active 25 DOM
2. 2026-06-18
   days on market $387,000 Active 22 DOM
3. 2026-06-17
   days on market $387,000 Active 21 DOM
4. 2026-06-16
   days on market $387,000 Active 20 DOM
5. 2026-06-15
   days on market $387,000 Active 19 DOM
6. 2026-06-14
   days on market $387,000 Active 17 DOM
7. 2026-06-10
   days on market $387,000 Active 14 DOM
8. 2026-06-09
   days on market $387,000 Active 13 DOM
9. 2026-06-08
   days on market $387,000 Active 12 DOM
10. 2026-06-07
    days on market $387,000 Active 11 DOM
11. 2026-06-05
    days on market $387,000 Active 8 DOM
12. 2026-06-03
    days on market $387,000 Active 7 DOM
13. 2026-06-02
    days on market $387,000 Active 6 DOM
14. 2026-06-01
    days on market $387,000 Active 5 DOM
15. 2026-05-31
    days on market $387,000 Active 4 DOM
16. 2026-05-31
    days on market $387,000 Active 3 DOM
17. 2026-05-27
    listed $387,000 Active

    Show marketing remark (967 chars)

    Beautiful 4-bedroom, 2-bath home in the desirable Belle Savanne subdivision of Geismar, conveniently located near Dutchtown High School and just minutes from I-10. Built in 2018, this well-maintained home offers approximately 1,988 sq. ft. of living space with a functional layout designed for everyday living and entertaining. The inviting living room offers generous space for relaxing or gathering, while the kitchen and breakfast area provide a comfortable setting for meals and daily routines. The primary suite features a spacious retreat, and the additional bedrooms provide flexibility for guests, a home office, or hobbies. Additional highlights include a covered porch, a garage, granite counters, wood flooring, and a refrigerator that remains with the property. With its convenient location near shopping, dining, and top-rated schools, this home offers comfort, value, and accessibility. *Structure square footage nor lot dimensions warranted by Realtor*

18. 2026-05-27
    listed $387,000 Active 967-char remark

    Show marketing remark (967 chars)

    Beautiful 4-bedroom, 2-bath home in the desirable Belle Savanne subdivision of Geismar, conveniently located near Dutchtown High School and just minutes from I-10. Built in 2018, this well-maintained home offers approximately 1,988 sq. ft. of living space with a functional layout designed for everyday living and entertaining. The inviting living room offers generous space for relaxing or gathering, while the kitchen and breakfast area provide a comfortable setting for meals and daily routines. The primary suite features a spacious retreat, and the additional bedrooms provide flexibility for guests, a home office, or hobbies. Additional highlights include a covered porch, a garage, granite counters, wood flooring, and a refrigerator that remains with the property. With its convenient location near shopping, dining, and top-rated schools, this home offers comfort, value, and accessibility. *Structure square footage nor lot dimensions warranted by Realtor*

19. 2018-11-09
    soldstatus Sold 288-char remark

    Show marketing remark (288 chars)

    Sold before processing. Professionally landscaped and sodded front yard. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

20. 2018-07-03
    listed Contingent 288-char remark

    Show marketing remark (288 chars)

    Sold before processing. Professionally landscaped and sodded front yard. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

21. 2018-07-03
    listed $315,495 288-char remark

    Show marketing remark (288 chars)

    Sold before processing. Professionally landscaped and sodded front yard. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

22. 2018-07-03
    listed $315,495

    Show marketing remark (288 chars)

    Sold before processing. Professionally landscaped and sodded front yard. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

ⓘ 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: $3,410 · $284/mo
• Projected year-2 tax: $3,410 · $284/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 8/10 Severe FEMA zone X · 99% 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: $38,711
• − Mortgage interest: −$21,678
• − Property taxes: −$3,410
• − Insurance: −$2,732
• − Repairs & maintenance: −$3,097
• − Management: −$3,097
• − HOA: −$720
• − Depreciation: −$11,258
• Taxable loss: −$7,282
• Est. tax savings @ 24.0%: +$1,748
• After-tax cash flow: $1,112/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

+22.7% since first listed

6 events — show timeline

• 2026-05-27 Listed $387,000 GBRMLS
• 2026-05-27 Listed $387,000 AcadianaMLS
• 2018-11-09 Sold (MLS) — GBRMLS
• 2018-07-03 Listed — GBRMLS
• 2018-07-03 Listed $315,495 AcadianaMLS
• 2018-07-03 Listed $315,495 GBRMLS

Property tax history

+35.0%/yr

Latest (2025): $3,410 · -1.5% YoY. Source: county tax records.