36388 Belle Reserve Ave · Prairieville, LA 70734

$365,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily · 115 Days on market

Built 2021 7,405 sqft lot $199/sqft · 6% below area Est $387k · 6% under $60/mo HOA · 2% of rent

---

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 +15.5/30.0
• ARV discount +10.1/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• 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

Better than new and move-in ready! Come see this extremely well-kept Level Homes "Orleans" floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

Key facts

• Neighborhood pool
• 7,405 sq ft lot
• Garage

Tags

• BELLE SAVANNE NEIGHBORHOOD
• NEIGHBORHOOD CLUBHOUSE
• NEIGHBORHOOD POOL
• UPGRADED GRANITE COUNTERTOPS
• GORGEOUS KITCHEN CABINETRY
• FIVE BURNER GAS RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $145 ($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 $326k (10.8% below list).
• Recommended offer: $326k (10.8% 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: 136 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 $11k 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 115 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $325,542 (10.8% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $387,068
• List price: $365,000
• Delta: -5.70%
• 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
36259 Belle Parc Ave	0.37mi	3/2.0	1,834 (0%)	1mo	$374,900	$204	82
36310 Belle Reserve Ave	0.15mi	3/2.0	2,039 (+11%)	0mo	$350,000	$172	74
36400 Belle Reserve Ave	0.02mi	3/2.0	2,019 (+10%)	11mo	$390,000	$193	73
13237 Belle Reine Dr	0.35mi	3/2.0	2,019 (+10%)	1mo	$404,691	$200	66
36399 Crestway Ave	0.15mi	3/2.0	2,006 (+9%)	19mo	$272,000	$136	62
37055 John St	0.65mi	3/2.5	1,716 (-6%)	7mo	$285,000	$166	51
36139 Belle Parc Ave	0.57mi	3/2.0	2,019 (+10%)	14mo	$412,610	$204	44
37182 Cobblestone Ave	0.68mi	4/2.0 (+1)	1,928 (+5%)	14mo	$320,000	$166	44
13230 Oak Knoll Dr	0.74mi	3/2.5	1,901 (+4%)	17mo	$307,500	$162	43
37092 Cobblestone Ave	0.56mi	4/2.0 (+1)	2,076 (+13%)	16mo	$320,000	$154	33
13163 Moss Pointe Dr	0.71mi	4/3.0 (+1)	2,050 (+12%)	11mo	$430,000	$210	29
13209 Dutchtown Lakes Dr	0.75mi	4/3.0 (+1)	2,097 (+14%)	14mo	$370,000	$176	20

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-49,915
• Equity at exit: $54,423

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-31,606
• Equity at exit: $31,559

Cash invested: $102,200 (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: 136
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$301 /mo · $3,606/yr
• Insurance: −$152
• HOA: −$60
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $145

Break-even live

Break-even rent $3,072

Max offer price $365,000

Occupancy floor 91%

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: $91,250
• Closing costs: $10,950
• 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	44d	1	0.97mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	1.18mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gaspool

Listing history 20 events

1. 2026-06-07
   statusdays on market $365,000 Pending 115 DOM
2. 2026-06-05
   days on market $365,000 Active 114 DOM
3. 2026-06-03
   days on market $365,000 Active 113 DOM
4. 2026-06-02
   days on market $365,000 Active 112 DOM
5. 2026-06-01
   days on market $365,000 Active 111 DOM
6. 2026-05-31
   days on market $365,000 Active 110 DOM
7. 2026-05-31
   days on market $365,000 Active 109 DOM
8. 2026-05-18
   price $365,000 1050-char remark

   Show marketing remark (1053 chars)

   Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

9. 2026-05-18
   price $365,000 1053-char remark

   Show marketing remark (1053 chars)

   Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

10. 2026-04-20
    price $379,900 1050-char remark

    Show marketing remark (1053 chars)

    Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

11. 2026-04-20
    price $379,900 1053-char remark

    Show marketing remark (1053 chars)

    Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

12. 2026-03-16
    price $389,000 1050-char remark

    Show marketing remark (1053 chars)

    Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

13. 2026-03-16
    price $389,000 1053-char remark

    Show marketing remark (1053 chars)

    Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

14. 2026-02-11
    listed $399,900 Active 1053-char remark

    Show marketing remark (1053 chars)

    Better than new and move-in ready! Come see this extremely well-kept Level Homes “Orleans” floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

15. 2026-02-10
    listed $399,900 Active 1050-char remark

    Show marketing remark (1050 chars)

    Better than new and move-in ready! Come see this extremely well-kept Level Homes "Orleans" floor plan (3BR/2BA + an office) located in the highly desirable Belle Savanne at Dutchtown neighborhood. Inside, the home showcases beautiful upgraded engineered wood flooring, upgraded 3cm quartz kitchen countertops, and gorgeous kitchen cabinetry that add both style and functionality along with the five burner gas range! The living room is accented by an eye catching cypress beam, adding warmth and character to the space. The bathrooms and laundry room feature 3cm granite countertops with a luxurious leathered finish. Step outside to a beautiful outdoor kitchen (2023) featuring a gas grill and sink along with an extended covered patio (2023) creating the ideal space for relaxing or entertaining year-round. Fully fenced yard, full gutters, private office and stainless steel appliances! This property is located in the Dutchtown school district and offers access to a neighborhood clubhouse and pool. Schedule your private showing today!

16. 2021-03-22
    historical
17. 2021-03-19
    soldstatus Sold
18. 2021-02-18
    status Pending
19. 2021-02-18
    listed $326,777 Active
20. 2021-02-18
    listed $326,777

ⓘ 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: $3,606 · $301/mo
• Projected year-2 tax: $3,606 · $301/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,065
• − Mortgage interest: −$20,446
• − Property taxes: −$3,606
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − HOA: −$720
• − Depreciation: −$10,618
• Taxable loss: −$4,400
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $2,797/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

+11.7% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $365,000 AcadianaMLS
• 2026-05-18 Price Changed $365,000 GBRMLS
• 2026-04-20 Price Changed $379,900 AcadianaMLS
• 2026-04-20 Price Changed $379,900 GBRMLS
• 2026-03-16 Price Changed $389,000 AcadianaMLS
• 2026-03-16 Price Changed $389,000 GBRMLS
• 2026-02-11 Listed $399,900 GBRMLS
• 2026-02-10 Listed $399,900 AcadianaMLS
• 2021-03-22 Delisted — GBRMLS
• 2021-03-19 Sold (MLS) — GBRMLS
• 2021-02-18 Pending — GBRMLS
• 2021-02-18 Listed $326,777 AcadianaMLS
• 2021-02-18 Listed $326,777 GBRMLS

Property tax history

+57.8%/yr

Latest (2025): $3,606 · -1.5% YoY. Source: county tax records.