37220 Mindy Way Ave · Prairieville, LA 70769

$399,500

4 bd · 2.5 ba · 2,448 sqft · SingleFamily · 51 Days on market

Built 2006 10,018 sqft lot $163/sqft · 22% below area Est $513k · 22% under $25/mo HOA · 1% of rent

---

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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***NEW ROOF*** WHOLE HOME GENERATOR*** Move in ready 4 bedroom, 2.5 bath home in Dutchtown, conveniently located near I 10 at the Hwy 73 Prairieville exit and less than a mile from shopping, schools, and everyday essentials. Major updates are already done, including a brand new roof (2025) and a water cooled whole home generator for year round peace of mind. Interior improvements include fresh paint, new luxury vinyl plank flooring, tankless water heaters, updated gutters, and an enclosed carport with added garage door for extra storage and functionality. The layout offers a dedicated office and multiple living spaces. Out back, enjoy a large covered patio, extended seating area, and pavilion, plus an additional garage with roll up door that is perfect for a workshop, storage, or hobbies. Never flooded and no flood insurance required. Washer, dryer, and refrigerator can remain, making this home truly move in ready. Top-rated schools including Bluff Primary Bluff Middle Dutchtown High School

Key facts

• Fresh paint
• Move in ready
• New roof

Tags

• MOVE IN READY
• NEW ROOF
• WATER COOLED GENERATOR
• FRESH PAINT
• LUXURY VINYL PLANK FLOORING
• TANKLESS WATER HEATERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $345k (13.7% below list).
• Recommended offer: $345k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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).
• This rent runs 38% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 51 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y 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 $297k; 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $344,616 (13.7% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $512,597
• List price: $399,500
• Delta: -22.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37184 Mindy Way Ave	0.07mi	4/3.0	2,364 (-3%)	2mo	$369,500	$156	87
37410 Cypress Hollow Ave	0.33mi	4/3.0	2,489 (+2%)	5mo	$445,000	$179	76
37294 Lakeshore Ave	0.29mi	4/3.0	2,579 (+5%)	1mo	$425,000	$165	75
37405 Cypress Hollow Ave	0.29mi	4/3.0	2,348 (-4%)	6mo	$510,000	$217	73
37537 Cypress Hollow Ave	0.46mi	4/3.0	2,507 (+2%)	0mo	$555,900	$222	73
37384 Cypress Hollow Ave	0.29mi	4/3.0	2,259 (-8%)	3mo	$484,700	$215	69
14240 Oregon Trl	0.59mi	4/2.5	2,430 (-1%)	4mo	$375,000	$154	68
37373 Overland Trl	0.53mi	4/3.0	2,405 (-2%)	6mo	$340,000	$141	65
13583 Lakeway Dr	0.32mi	4/3.0	2,713 (+11%)	1mo	$440,000	$162	64
14220 Santa Fe Trl	0.51mi	3/2.5 (-1)	2,270 (-7%)	4mo	$439,900	$194	56
36444 C Braud Rd	0.73mi	4/2.0	2,318 (-5%)	1mo	$699,900	$302	54
38085 La Hwy 621	0.65mi	4/3.5	2,757 (+13%)	7mo	$414,900	$150	39

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-53,277
• Equity at exit: $59,567

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-27,148
• Equity at exit: $34,541

Cash invested: $111,860 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,446 medium
• Mortgage (P&I): −$2,095
• Tax from tax record: −$281 /mo · $3,369/yr
• Insurance: −$166
• HOA: −$25
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $155

Break-even live

Break-even rent $3,250

Max offer price $399,500

Occupancy floor 90%

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: $99,875
• Closing costs: $11,985
• 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	43d	1	0.20mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	0.95mi

HOA detail

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

Listing history 33 events

1. 2026-04-17
   price $399,900 1005-char remark

   Show marketing remark (1024 chars)

   * * * NEW ROOF * * * WHOLE HOME GENERATOR * * * Move in ready 4 bedroom, 2.5 bath home in Dutchtown, conveniently located near I 10 at the Hwy 73 Prairieville exit and less than a mile from shopping, schools, and everyday essentials. Major updates are already done, including a brand new roof (2025) and a water cooled whole home generator for year round peace of mind. Interior improvements include fresh paint, new luxury vinyl plank flooring, tankless water heaters, updated gutters, and an enclosed carport with added garage door for extra storage and functionality. The layout offers a dedicated office and multiple living spaces. Out back, enjoy a large covered patio, extended seating area, and pavilion, plus an additional garage with roll up door that is perfect for a workshop, storage, or hobbies. Never flooded and no flood insurance required. Washer, dryer, and refrigerator can remain, making this home truly move in ready. Top-rated schools including Bluff Primary Bluff Middle Dutchtown High School

2. 2026-04-17
   price $399,900 1024-char remark

   Show marketing remark (1024 chars)

   * * * NEW ROOF * * * WHOLE HOME GENERATOR * * * Move in ready 4 bedroom, 2.5 bath home in Dutchtown, conveniently located near I 10 at the Hwy 73 Prairieville exit and less than a mile from shopping, schools, and everyday essentials. Major updates are already done, including a brand new roof (2025) and a water cooled whole home generator for year round peace of mind. Interior improvements include fresh paint, new luxury vinyl plank flooring, tankless water heaters, updated gutters, and an enclosed carport with added garage door for extra storage and functionality. The layout offers a dedicated office and multiple living spaces. Out back, enjoy a large covered patio, extended seating area, and pavilion, plus an additional garage with roll up door that is perfect for a workshop, storage, or hobbies. Never flooded and no flood insurance required. Washer, dryer, and refrigerator can remain, making this home truly move in ready. Top-rated schools including Bluff Primary Bluff Middle Dutchtown High School

3. 2026-04-06
   listed $414,900 Active 1024-char remark

   Show marketing remark (1005 chars)

   ***NEW ROOF*** WHOLE HOME GENERATOR*** Move in ready 4 bedroom, 2.5 bath home in Dutchtown, conveniently located near I 10 at the Hwy 73 Prairieville exit and less than a mile from shopping, schools, and everyday essentials. Major updates are already done, including a brand new roof (2025) and a water cooled whole home generator for year round peace of mind. Interior improvements include fresh paint, new luxury vinyl plank flooring, tankless water heaters, updated gutters, and an enclosed carport with added garage door for extra storage and functionality. The layout offers a dedicated office and multiple living spaces. Out back, enjoy a large covered patio, extended seating area, and pavilion, plus an additional garage with roll up door that is perfect for a workshop, storage, or hobbies. Never flooded and no flood insurance required. Washer, dryer, and refrigerator can remain, making this home truly move in ready. Top-rated schools including Bluff Primary Bluff Middle Dutchtown High School

4. 2026-04-06
   listed $414,900 Active 1005-char remark

   Show marketing remark (1005 chars)

   ***NEW ROOF*** WHOLE HOME GENERATOR*** Move in ready 4 bedroom, 2.5 bath home in Dutchtown, conveniently located near I 10 at the Hwy 73 Prairieville exit and less than a mile from shopping, schools, and everyday essentials. Major updates are already done, including a brand new roof (2025) and a water cooled whole home generator for year round peace of mind. Interior improvements include fresh paint, new luxury vinyl plank flooring, tankless water heaters, updated gutters, and an enclosed carport with added garage door for extra storage and functionality. The layout offers a dedicated office and multiple living spaces. Out back, enjoy a large covered patio, extended seating area, and pavilion, plus an additional garage with roll up door that is perfect for a workshop, storage, or hobbies. Never flooded and no flood insurance required. Washer, dryer, and refrigerator can remain, making this home truly move in ready. Top-rated schools including Bluff Primary Bluff Middle Dutchtown High School

5. 2026-03-09
   price $414,900
6. 2026-03-09
   price $414,900
7. 2026-03-02
   price $415,000
8. 2026-03-02
   price $415,000
9. 2025-12-12
   price $419,900
10. 2025-12-12
    price $419,900
11. 2025-11-21
    price $424,500
12. 2025-11-17
    price $424,500
13. 2025-11-17
    status Active
14. 2025-09-08
    price $424,900
15. 2025-09-08
    price $424,900
16. 2025-07-14
    listed $429,900 Active
17. 2025-07-14
    listed $429,900 Active
18. 2025-07-14
    listed $424,900 Active
19. 2019-03-04
    soldstatus $297,000
20. 2019-02-28
    soldstatus Sold
21. 2019-02-27
    listed $297,000 Active
22. 2019-02-27
    listed $297,000
23. 2018-05-04
    soldstatus Sold
24. 2018-05-04
    soldstatus $279,000
25. 2018-04-04
    status Pending
26. 2018-03-21
    listed $299,900 Active
27. 2018-03-21
    listed $299,900
28. 2006-05-17
    soldstatus $285,000
29. 2006-05-16
    soldstatus
30. 2006-02-07
    listed $285,000
31. 2006-02-07
    listed $285,000
32. 2005-12-21
    listed $280,000
33. 2005-12-21
    listed $280,000

ⓘ 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: $3,369 · $281/mo
• Projected year-2 tax: $3,369 · $281/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: $41,354
• − Mortgage interest: −$22,378
• − Property taxes: −$3,369
• − Insurance: −$1,998
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − HOA: −$300
• − Depreciation: −$11,622
• Taxable loss: −$4,929
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $3,046/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

• 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

+42.8% since first listed

33 events — show timeline

• 2026-04-17 Price Changed $399,900 AcadianaMLS
• 2026-04-17 Price Changed $399,900 GBRMLS
• 2026-04-06 Listed $414,900 GBRMLS
• 2026-04-06 Listed $414,900 AcadianaMLS
• 2026-03-09 Price Changed $414,900 AcadianaMLS
• 2026-03-09 Price Changed $414,900 GBRMLS
• 2026-03-02 Price Changed $415,000 AcadianaMLS
• 2026-03-02 Price Changed $415,000 GBRMLS
• 2025-12-12 Price Changed $419,900 AcadianaMLS
• 2025-12-12 Price Changed $419,900 GBRMLS
• 2025-11-21 Price Changed $424,500 AcadianaMLS
• 2025-11-17 Price Changed $424,500 GBRMLS
• 2025-11-17 Relisted — GBRMLS
• 2025-09-08 Price Changed $424,900 AcadianaMLS
• 2025-09-08 Price Changed $424,900 GBRMLS
• 2025-07-14 Listed $429,900 GBRMLS
• 2025-07-14 Listed $424,900 AcadianaMLS
• 2025-07-14 Listed $429,900 AcadianaMLS
• 2019-03-04 Sold (Public Records) $297,000 Public Records
• 2019-02-28 Sold (MLS) — GBRMLS
• 2019-02-27 Listed $297,000 AcadianaMLS
• 2019-02-27 Listed $297,000 GBRMLS
• 2018-05-04 Sold (Public Records) $279,000 Public Records
• 2018-05-04 Sold (MLS) — GBRMLS
• 2018-04-04 Pending — GBRMLS
• 2018-03-21 Listed $299,900 AcadianaMLS
• 2018-03-21 Listed $299,900 GBRMLS
• 2006-05-17 Sold (Public Records) $285,000 Public Records
• 2006-05-16 Sold (MLS) — GBRMLS
• 2006-02-07 Listed $285,000 GBRMLS
• 2006-02-07 Listed $285,000 AcadianaMLS
• 2005-12-21 Listed $280,000 AcadianaMLS
• 2005-12-21 Listed $280,000 GBRMLS

Property tax history

-0.2%/yr

Latest (2025): $3,369 · -1.5% YoY. Source: county tax records.