12396 Dutchtown Villa Dr · Prairieville, LA 70734

$273,500

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 5 Days on market

Built 2005 6,534 sqft lot Est $259k · 6% over $17/mo HOA · 1% 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 +12.4/30.0
• ARV discount +5.0/15.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the moment you arrive, this home makes an impression. A charming front courtyard and fresh landscaping welcome you in, setting the tone for what's inside - soaring ceilings, thick crown molding, neutral paint, and an open-concept layout filled with natural light. This beautifully maintained home features no carpet and updated bathrooms, offering both style and low-maintenance living. The kitchen is a standout with a 1.5-year-old gas cooktop, stainless steel appliances, and stunning new quartz countertops - all opening seamlessly to the dining and living areas, perfect for entertaining. The living room boasts real hardwood floors, a cozy fireplace, custom built-ins, and large windows that flood the space with light. The spacious primary suite is privately situated with tray ceilings, crown molding, and a true retreat feel. Designed with a double split floor plan, the primary suite is tucked away on its own side of the home, while the additional bedrooms enjoy their own private wing - ideal for guests or family. Step outside to a fully fenced backyard (fence only 3 years old) with a covered porch, perfect for relaxing or hosting gatherings. Located in the highly sought-after Dutchtown Villas, this home offers access to top-rated schools and is not in a flood zone. Plus, you're just 1 mile from Dutchtown High School, adding convenience to an already exceptional location. A rare combination of updates, layout, and location - this one is ready to welcome you home. New roof will be installed prior to closing. Flood insurance is NOT required.

Key facts

• Gas cooktop
• Front courtyard
• Updated bathrooms

Tags

• FRONT COURTYARD
• FRESH LANDSCAPING
• OPEN-CONCEPT LAYOUT
• UPDATED BATHROOMS
• GAS COOKTOP
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-44 ($-531/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (22.9% below list).
• Recommended offer: $211k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $193k; 42% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,907 (22.9% 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 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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $258,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12417 Dutchtown Villa Dr	0.05mi	3/2.0	1,550 (0%)	10mo	$254,900	$164	89
12501 Dutchtown Villa Dr	0.19mi	3/2.0	1,584 (+2%)	4mo	$265,000	$167	84
12371 Dutchtown Villa Dr	0.06mi	3/2.0	1,656 (+7%)	6mo	$259,900	$157	81
12470 Highland Dr	0.14mi	3/2.0	1,573 (+2%)	13mo	$275,000	$175	80
12337 Highland Dr	0.12mi	3/2.0	1,509 (-3%)	19mo	$1,700	$1	74
37040 Rivergate Ave	0.53mi	3/2.0	1,615 (+4%)	7mo	$274,995	$170	63
12410 Sugarmill Dr	0.41mi	3/2.0	1,676 (+8%)	10mo	$325,000	$194	59
12237 Spring Valley Dr	0.65mi	3/2.0	1,623 (+5%)	8mo	$260,000	$160	55
37094 Rivergate Ave	0.61mi	3/2.0	1,625 (+5%)	12mo	$270,900	$167	54
13163 Dutchtown Lakes Dr	0.68mi	3/2.0	1,704 (+10%)	6mo	$325,000	$191	46
37055 John St	0.65mi	3/2.5	1,716 (+11%)	7mo	$285,000	$166	44
37087 Mill Run Ave	0.61mi	3/2.0	1,670 (+8%)	19mo	$315,000	$189	43

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-47,217
• Equity at exit: $40,780

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-45,066
• Equity at exit: $23,647

Cash invested: $76,580 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$1,434
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$114
• HOA: −$17
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-44

Break-even live

Break-even rent $2,165

Max offer price $265,679

Occupancy floor 97%

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: $68,375
• Closing costs: $8,205
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13170 Dutchtown Point Ave Gonzales, LA	1.0–3.0	1.0–2.0	958	$1,615	$1.69	14d	28	1.10mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	1.12mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gaslandscaping

Listing history 10 events

1. 2026-04-22
   status Pending 1566-char remark

   Show marketing remark (1566 chars)

   From the moment you arrive, this home makes an impression. A charming front courtyard and fresh landscaping welcome you in, setting the tone for what's inside - soaring ceilings, thick crown molding, neutral paint, and an open-concept layout filled with natural light. This beautifully maintained home features no carpet and updated bathrooms, offering both style and low-maintenance living. The kitchen is a standout with a 1.5-year-old gas cooktop, stainless steel appliances, and stunning new quartz countertops - all opening seamlessly to the dining and living areas, perfect for entertaining. The living room boasts real hardwood floors, a cozy fireplace, custom built-ins, and large windows that flood the space with light. The spacious primary suite is privately situated with tray ceilings, crown molding, and a true retreat feel. Designed with a double split floor plan, the primary suite is tucked away on its own side of the home, while the additional bedrooms enjoy their own private wing - ideal for guests or family. Step outside to a fully fenced backyard (fence only 3 years old) with a covered porch, perfect for relaxing or hosting gatherings. Located in the highly sought-after Dutchtown Villas, this home offers access to top-rated schools and is not in a flood zone. Plus, you're just 1 mile from Dutchtown High School, adding convenience to an already exceptional location. A rare combination of updates, layout, and location - this one is ready to welcome you home. New roof will be installed prior to closing. Flood insurance is NOT required.

2. 2026-04-22
   status Pending

   Show marketing remark (1566 chars)

   From the moment you arrive, this home makes an impression. A charming front courtyard and fresh landscaping welcome you in, setting the tone for what's inside - soaring ceilings, thick crown molding, neutral paint, and an open-concept layout filled with natural light. This beautifully maintained home features no carpet and updated bathrooms, offering both style and low-maintenance living. The kitchen is a standout with a 1.5-year-old gas cooktop, stainless steel appliances, and stunning new quartz countertops - all opening seamlessly to the dining and living areas, perfect for entertaining. The living room boasts real hardwood floors, a cozy fireplace, custom built-ins, and large windows that flood the space with light. The spacious primary suite is privately situated with tray ceilings, crown molding, and a true retreat feel. Designed with a double split floor plan, the primary suite is tucked away on its own side of the home, while the additional bedrooms enjoy their own private wing - ideal for guests or family. Step outside to a fully fenced backyard (fence only 3 years old) with a covered porch, perfect for relaxing or hosting gatherings. Located in the highly sought-after Dutchtown Villas, this home offers access to top-rated schools and is not in a flood zone. Plus, you're just 1 mile from Dutchtown High School, adding convenience to an already exceptional location. A rare combination of updates, layout, and location - this one is ready to welcome you home. New roof will be installed prior to closing. Flood insurance is NOT required.

3. 2026-04-17
   listed $273,500 Active 1566-char remark

   Show marketing remark (1566 chars)

   From the moment you arrive, this home makes an impression. A charming front courtyard and fresh landscaping welcome you in, setting the tone for what's inside - soaring ceilings, thick crown molding, neutral paint, and an open-concept layout filled with natural light. This beautifully maintained home features no carpet and updated bathrooms, offering both style and low-maintenance living. The kitchen is a standout with a 1.5-year-old gas cooktop, stainless steel appliances, and stunning new quartz countertops - all opening seamlessly to the dining and living areas, perfect for entertaining. The living room boasts real hardwood floors, a cozy fireplace, custom built-ins, and large windows that flood the space with light. The spacious primary suite is privately situated with tray ceilings, crown molding, and a true retreat feel. Designed with a double split floor plan, the primary suite is tucked away on its own side of the home, while the additional bedrooms enjoy their own private wing - ideal for guests or family. Step outside to a fully fenced backyard (fence only 3 years old) with a covered porch, perfect for relaxing or hosting gatherings. Located in the highly sought-after Dutchtown Villas, this home offers access to top-rated schools and is not in a flood zone. Plus, you're just 1 mile from Dutchtown High School, adding convenience to an already exceptional location. A rare combination of updates, layout, and location - this one is ready to welcome you home. New roof will be installed prior to closing. Flood insurance is NOT required.

4. 2026-04-17
   listed $273,500 Active

   Show marketing remark (1566 chars)

   From the moment you arrive, this home makes an impression. A charming front courtyard and fresh landscaping welcome you in, setting the tone for what's inside - soaring ceilings, thick crown molding, neutral paint, and an open-concept layout filled with natural light. This beautifully maintained home features no carpet and updated bathrooms, offering both style and low-maintenance living. The kitchen is a standout with a 1.5-year-old gas cooktop, stainless steel appliances, and stunning new quartz countertops - all opening seamlessly to the dining and living areas, perfect for entertaining. The living room boasts real hardwood floors, a cozy fireplace, custom built-ins, and large windows that flood the space with light. The spacious primary suite is privately situated with tray ceilings, crown molding, and a true retreat feel. Designed with a double split floor plan, the primary suite is tucked away on its own side of the home, while the additional bedrooms enjoy their own private wing - ideal for guests or family. Step outside to a fully fenced backyard (fence only 3 years old) with a covered porch, perfect for relaxing or hosting gatherings. Located in the highly sought-after Dutchtown Villas, this home offers access to top-rated schools and is not in a flood zone. Plus, you're just 1 mile from Dutchtown High School, adding convenience to an already exceptional location. A rare combination of updates, layout, and location - this one is ready to welcome you home. New roof will be installed prior to closing. Flood insurance is NOT required.

5. 2014-08-11
   soldstatus 807-char remark

   Show marketing remark (807 chars)

   The moment you walk up to the doors of this gorgeous home, you will be greeted with a front courtyard area, high ceilings, thick crown molding, neutral paint, an open floor plan and tons of natural light. Dutchtown Villas is a sought after subdivision with great schools. The kitchen features a gas cook top, stainless steel appliances, and looks out into the dining room and living area. The living area has a fireplace, built-ins, real hardwood floors and large windows. The master also has high tray ceilings and crown molding. It is a double split floor plan, so the master has its own side of the house and the other 2 bedrooms have their own side. The backyard has a covered porch and is completely fenced. This house is NOT in a flood zone! Only 1 mile from 1-10! Call for your private showing today!

6. 2014-08-08
   soldstatus $193,000
7. 2014-07-08
   listed $193,000 807-char remark

   Show marketing remark (807 chars)

   The moment you walk up to the doors of this gorgeous home, you will be greeted with a front courtyard area, high ceilings, thick crown molding, neutral paint, an open floor plan and tons of natural light. Dutchtown Villas is a sought after subdivision with great schools. The kitchen features a gas cook top, stainless steel appliances, and looks out into the dining room and living area. The living area has a fireplace, built-ins, real hardwood floors and large windows. The master also has high tray ceilings and crown molding. It is a double split floor plan, so the master has its own side of the house and the other 2 bedrooms have their own side. The backyard has a covered porch and is completely fenced. This house is NOT in a flood zone! Only 1 mile from 1-10! Call for your private showing today!

8. 2014-07-08
   listed $193,000

   Show marketing remark (807 chars)

   The moment you walk up to the doors of this gorgeous home, you will be greeted with a front courtyard area, high ceilings, thick crown molding, neutral paint, an open floor plan and tons of natural light. Dutchtown Villas is a sought after subdivision with great schools. The kitchen features a gas cook top, stainless steel appliances, and looks out into the dining room and living area. The living area has a fireplace, built-ins, real hardwood floors and large windows. The master also has high tray ceilings and crown molding. It is a double split floor plan, so the master has its own side of the house and the other 2 bedrooms have their own side. The backyard has a covered porch and is completely fenced. This house is NOT in a flood zone! Only 1 mile from 1-10! Call for your private showing today!

9. 2007-04-23
   soldstatus
10. 2006-03-13
    soldstatus $157,700

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 · 22 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: $25,309
• − Mortgage interest: −$15,320
• − Property taxes: −$1,743
• − Insurance: −$1,368
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − HOA: −$204
• − Depreciation: −$7,956
• Taxable loss: −$5,331
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $748/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

+73.4% since first listed

10 events — show timeline

• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Pending — GBRMLS
• 2026-04-17 Listed $273,500 GBRMLS
• 2026-04-17 Listed $273,500 AcadianaMLS
• 2014-08-11 Sold (MLS) — GBRMLS
• 2014-08-08 Sold (Public Records) $193,000 Public Records
• 2014-07-08 Listed $193,000 AcadianaMLS
• 2014-07-08 Listed $193,000 GBRMLS
• 2007-04-23 Sold (Public Records) — Public Records
• 2006-03-13 Sold (Public Records) $157,700 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,743 · -1.8% YoY. Source: county tax records.