42351 Carterstone Ave · Prairieville, LA 70769

$249,900

3 bd · 2.0 ba · 1,351 sqft · SingleFamily · 35 Days on market

Built 2016 7,405 sqft lot $185/sqft · 6% below area Est $265k · 6% under $16/mo HOA · 1% of rent

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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 +17.6/30.0
• ARV discount +10.1/15.0
• DSCR +5.5/10.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• 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

Precious one-owner 3-bedroom, 2-bath home in desirable Keystone of Galvez in Prairieville! This charming home welcomes you with a quaint true foyer, neutral tones throughout, abundant natural light, and a spacious living room featuring a ceiling fan and new luxury plank vinyl flooring. The family room flows seamlessly into the dining area and kitchen, creating the perfect open-concept layout for everyday living and entertaining. The kitchen offers granite countertops, rich-colored cabinetry, stainless steel appliances, a nice-sized pantry, and additional bar seating with room for three stools.. Full of character, this home features stylish accent walls throughout. Two secondary bedrooms offer ceiling fans and spacious closets and share a hall bathroom with granite countertops--perfect for guests or family. The large primary suite is filled with natural light and includes a spacious en suite bath with double vanities, granite countertops, rich wood cabinetry, shower/tub combo, and a large walk-in closet. Step outside to enjoy the patio and oversized backyard that's ideal for gatherings, pets, or play, complete with a playset and mulch area. This home is perfect for young couples just getting started or for those looking to downsize without sacrificing comfort and charm! This one won't last long so book your appointment today!

Key facts

• True foyer
• Granite countertops
• Oversized backyard

Tags

• TRUE FOYER
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS EN SUITE BATH
• OVERSIZED BACKYARD

Property features AI

Finance

• Other: Located in the Keystone Of Galvez subdivision
• HOA & community: Homeowners association with management; Annual association fee of $195 (approximately $16.25/month); Association fee includes insurance

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces total)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding, frame, and brick exterior; Composition roof; Slab foundation; Built by Dsld, LLC
• Exterior features: Covered patio; Fenced (full)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings; Lighting
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.9% below list).
• Recommended offer: $209k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 7.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 35 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $209,063 (16.3% 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 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $265,089
• List price: $249,900
• Delta: -5.73%
• 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
15606 Magicstone Ave	0.05mi	3/2.0	1,385 (+2%)	2mo	$249,000	$180	92
42314 Marblestone Ave	0.13mi	3/2.0	1,428 (+6%)	2mo	$254,800	$178	83
42426 Tigers Eye Stone Ave	0.21mi	3/2.0	1,422 (+5%)	0mo	$260,000	$183	81
42356 Cedarstone Ave	0.27mi	3/2.0	1,351 (0%)	9mo	$249,900	$185	80
42456 Goldstone Ave	0.37mi	3/2.0	1,352 (+0%)	5mo	$220,000	$163	78
42462 Harborstone Ave	0.23mi	3/2.0	1,456 (+8%)	1mo	$265,000	$182	76
42426 Palmstone Ave	0.39mi	3/2.0	1,398 (+4%)	6mo	$245,000	$175	71
15679 Heartstone Dr	0.11mi	3/2.0	1,551 (+15%)	1mo	$260,000	$168	70
42409 Cedarstone Ave	0.35mi	3/2.0	1,424 (+5%)	6mo	$249,900	$175	70
15635 Heartstone Dr	0.07mi	3/2.0	1,536 (+14%)	7mo	$254,900	$166	68
15364 Mossystone Dr	0.52mi	3/2.0	1,422 (+5%)	6mo	$249,900	$176	62
42510 Pebblestone Ave	0.40mi	3/2.0	1,512 (+12%)	2mo	$249,900	$165	60

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-53,964
• Equity at exit: $37,261

10-year hold

• IRR: -14.8%
• Equity multiple: 0.13×
• Total profit: $-60,770
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,227 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$16
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-231

Break-even live

Break-even rent $2,520

Max offer price $209,063

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-160	+0% $-231	+5% $-302	+10% $-373
Rent	-10% $-407	-5% $-319	+0% $-231	+5% $-143	+10% $-55
Rate	-1.0pp $-105	-0.5pp $-168	base $-231	+0.5pp $-296	+1.0pp $-362

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	44d	1	0.06mi
42481 Baystone Ave Prairieville, LA	3.0	2.0	1422	$1,950	$1.37	15d	1	0.37mi
16248 Timberstone Dr Prairieville, LA	3.0	2.0	1613	$2,000	$1.24	15d	1	0.40mi
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	24d	1	0.83mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 10 events

1. 2026-06-03
   status $249,900 Pending 35 DOM
2. 2026-06-02
   days on market $249,900 Active 35 DOM

   Show marketing remark (1346 chars)

   Precious one-owner 3-bedroom, 2-bath home in desirable Keystone of Galvez in Prairieville! This charming home welcomes you with a quaint true foyer, neutral tones throughout, abundant natural light, and a spacious living room featuring a ceiling fan and new luxury plank vinyl flooring. The family room flows seamlessly into the dining area and kitchen, creating the perfect open-concept layout for everyday living and entertaining. The kitchen offers granite countertops, rich-colored cabinetry, stainless steel appliances, a nice-sized pantry, and additional bar seating with room for three stools.. Full of character, this home features stylish accent walls throughout. Two secondary bedrooms offer ceiling fans and spacious closets and share a hall bathroom with granite countertops--perfect for guests or family. The large primary suite is filled with natural light and includes a spacious en suite bath with double vanities, granite countertops, rich wood cabinetry, shower/tub combo, and a large walk-in closet. Step outside to enjoy the patio and oversized backyard that's ideal for gatherings, pets, or play, complete with a playset and mulch area. This home is perfect for young couples just getting started or for those looking to downsize without sacrificing comfort and charm! This one won't last long so book your appointment today!

3. 2026-06-01
   days on market $249,900 Active 34 DOM
4. 2026-05-31
   days on market $249,900 Active 33 DOM
5. 2026-05-31
   days on market $249,900 Active 32 DOM
6. 2026-04-28
   listed $249,900 Active 1352-char remark

   Show marketing remark (1346 chars)

   Precious one-owner 3-bedroom, 2-bath home in desirable Keystone of Galvez in Prairieville! This charming home welcomes you with a quaint true foyer, neutral tones throughout, abundant natural light, and a spacious living room featuring a ceiling fan and new luxury plank vinyl flooring. The family room flows seamlessly into the dining area and kitchen, creating the perfect open-concept layout for everyday living and entertaining. The kitchen offers granite countertops, rich-colored cabinetry, stainless steel appliances, a nice-sized pantry, and additional bar seating with room for three stools.. Full of character, this home features stylish accent walls throughout. Two secondary bedrooms offer ceiling fans and spacious closets and share a hall bathroom with granite countertops--perfect for guests or family. The large primary suite is filled with natural light and includes a spacious en suite bath with double vanities, granite countertops, rich wood cabinetry, shower/tub combo, and a large walk-in closet. Step outside to enjoy the patio and oversized backyard that's ideal for gatherings, pets, or play, complete with a playset and mulch area. This home is perfect for young couples just getting started or for those looking to downsize without sacrificing comfort and charm! This one won't last long so book your appointment today!

7. 2026-04-28
   listed $249,900 Active 1346-char remark

   Show marketing remark (1346 chars)

   Precious one-owner 3-bedroom, 2-bath home in desirable Keystone of Galvez in Prairieville! This charming home welcomes you with a quaint true foyer, neutral tones throughout, abundant natural light, and a spacious living room featuring a ceiling fan and new luxury plank vinyl flooring. The family room flows seamlessly into the dining area and kitchen, creating the perfect open-concept layout for everyday living and entertaining. The kitchen offers granite countertops, rich-colored cabinetry, stainless steel appliances, a nice-sized pantry, and additional bar seating with room for three stools.. Full of character, this home features stylish accent walls throughout. Two secondary bedrooms offer ceiling fans and spacious closets and share a hall bathroom with granite countertops--perfect for guests or family. The large primary suite is filled with natural light and includes a spacious en suite bath with double vanities, granite countertops, rich wood cabinetry, shower/tub combo, and a large walk-in closet. Step outside to enjoy the patio and oversized backyard that's ideal for gatherings, pets, or play, complete with a playset and mulch area. This home is perfect for young couples just getting started or for those looking to downsize without sacrificing comfort and charm! This one won't last long so book your appointment today!

8. 2016-08-29
   soldstatus Sold

   Show marketing remark (491 chars)

   BRAND NEW CONSTRUCTION AND ENERGY SMART HOME! DSLD HOMES' MARLOW II B PLAN OFFERS A 3 BEDROOM, 2 FULL BATH OPEN FLOOR PLAN. SPECIAL FEATURES INCLUDE: 3CM FULL SLAB GRANITE COUNTERTOPS IN KITCHEN AND BATHS, BEAUTIFUL BIRCH CABINETS, CERAMIC TILE FLOORS IN WET AREAS, GARDEN TUB/SHOWER COMBO IN MASTER BATH, TANKLESS HOT WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, LOW E-3 DOUBLE INSULATED WINDOWS, BIB INSULATION IN WALLS, FIBERGLASS LOOSE FILL INSULATION IN ATTIC AND MUCH MORE! COMPLETE

9. 2016-03-09
   listed $168,520

   Show marketing remark (491 chars)

   BRAND NEW CONSTRUCTION AND ENERGY SMART HOME! DSLD HOMES' MARLOW II B PLAN OFFERS A 3 BEDROOM, 2 FULL BATH OPEN FLOOR PLAN. SPECIAL FEATURES INCLUDE: 3CM FULL SLAB GRANITE COUNTERTOPS IN KITCHEN AND BATHS, BEAUTIFUL BIRCH CABINETS, CERAMIC TILE FLOORS IN WET AREAS, GARDEN TUB/SHOWER COMBO IN MASTER BATH, TANKLESS HOT WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, LOW E-3 DOUBLE INSULATED WINDOWS, BIB INSULATION IN WALLS, FIBERGLASS LOOSE FILL INSULATION IN ATTIC AND MUCH MORE! COMPLETE

10. 2016-03-09
    listed $168,520

    Show marketing remark (491 chars)

    BRAND NEW CONSTRUCTION AND ENERGY SMART HOME! DSLD HOMES' MARLOW II B PLAN OFFERS A 3 BEDROOM, 2 FULL BATH OPEN FLOOR PLAN. SPECIAL FEATURES INCLUDE: 3CM FULL SLAB GRANITE COUNTERTOPS IN KITCHEN AND BATHS, BEAUTIFUL BIRCH CABINETS, CERAMIC TILE FLOORS IN WET AREAS, GARDEN TUB/SHOWER COMBO IN MASTER BATH, TANKLESS HOT WATER HEATER, RADIANT BARRIER DECKING IN ATTIC, LOW E-3 DOUBLE INSULATED WINDOWS, BIB INSULATION IN WALLS, FIBERGLASS LOOSE FILL INSULATION IN ATTIC AND MUCH MORE! COMPLETE

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,603 · $134/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,728
• − Mortgage interest: −$13,998
• − Property taxes: −$1,603
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$192
• − Depreciation: −$7,270
• Taxable loss: −$6,980
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $-1,099/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

+48.3% since first listed

7 events — show timeline

• 2026-06-02 Pending — AcadianaMLS
• 2026-06-02 Pending — GBRMLS
• 2026-04-28 Listed $249,900 GBRMLS
• 2026-04-28 Listed $249,900 AcadianaMLS
• 2016-08-29 Sold (MLS) — GBRMLS
• 2016-03-09 Listed $168,520 AcadianaMLS
• 2016-03-09 Listed $168,520 GBRMLS

Property tax history

+15.8%/yr

Latest (2025): $1,603 · -1.8% YoY. Source: county tax records.