13467 Bayou Oak St · Prairieville, LA 70737

$155,000

3 bd · 2.0 ba · 1,022 sqft · SingleFamily · 4 Days on market

Built 1970 5,662 sqft lot Est $190k · 18% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained split floor plan 3 bedroom 2 bath home with updated features ready to become your new home! NEW Laminate flooring in main living areas, ceramic tile in bathrooms, and carpeted bedrooms. Freshly painted. Roof recently replaced (2026). Charming front porch and shaded backyard ready for entertaining. Home is conveniently located near dining, shopping, and major roadways. Home did not flood in 2016 and currently does not require flood insurance. Schedule your private showing today!

Key facts

• Laminate flooring
• Carpeted bedrooms
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• UPDATED FEATURES
• LAMINATE FLOORING
• CERAMIC TILE
• CARPETED BEDROOMS
• FRONT PORCH

Property features AI

Exterior

• Parking: 3 total parking spaces; Covered carport (3 spaces); Off-street parking; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property; Level topography
• Construction: Wood siding/frame construction; Pillar/post/pier foundation; Composition roof; Built as single-story (implied)
• Exterior features: Porch; Exterior lighting; Level lot; Full chain-link fence

Interior

• Kitchen: Eat-in kitchen
• Flooring: Tile; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Lighting (interior)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.3% 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 (+3.3%/yr); 571 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 24y 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

• 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 $155,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $190,092
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14054 Troy Duplessis Rd	0.36mi	2/1.0 (-1)	1,155 (+13%)	15mo	$215,000	$186	40

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $7,928
• Equity at exit: $23,111

10-year hold

• IRR: 14.4%
• Equity multiple: 2.17×
• Total profit: $50,832
• Equity at exit: $13,402

Cash invested: $43,400 (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 70737

• Rents YoY: 3.3%
• Active inventory: 571
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $511

Break-even live

Break-even rent $1,264

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $599	-5% $555	+0% $511	+5% $467	+10% $423
Rent	-10% $360	-5% $436	+0% $511	+5% $587	+10% $662
Rate	-1.0pp $589	-0.5pp $551	base $511	+0.5pp $471	+1.0pp $430

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: $38,750
• Closing costs: $4,650
• 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	15d	28	1.09mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	15d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   days on market $155,000 Active 4 DOM
2. 2026-06-18
   remarks 498-char remark
3. 2026-06-18
   listed $155,000 Active 1 DOM

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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: $22,929
• − Mortgage interest: −$8,682
• − Property taxes: −$1,450
• − Insurance: −$775
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$4,509
• Taxable income: $3,844
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $5,212/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): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• 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

+177.3% since first listed

33 events — show timeline

• 2026-06-17 Listed $155,000 GBRMLS
• 2026-06-17 Listed $155,000 AcadianaMLS
• 2021-06-02 Sold (Public Records) $135,000 Public Records
• 2021-05-28 Sold (MLS) — GBRMLS
• 2021-04-25 Pending — GBRMLS
• 2021-04-23 Listed $135,000 AcadianaMLS
• 2021-04-23 Listed $135,000 GBRMLS
• 2016-07-01 Sold (Public Records) $107,000 Public Records
• 2016-06-30 Sold (MLS) — GBRMLS
• 2016-06-02 Pending — GBRMLS
• 2016-05-29 Price Changed $107,900 GBRMLS
• 2016-05-05 Price Changed $109,500 GBRMLS
• 2016-04-21 Price Changed $112,000 GBRMLS
• 2016-03-07 Price Changed $115,000 GBRMLS
• 2016-03-07 Price Changed $107,900 GBRMLS
• 2016-02-19 Listed $110,000 GBRMLS
• 2016-02-19 Listed $107,900 AcadianaMLS
• 2015-09-17 Delisted — GBRMLS
• 2015-06-11 Price Changed $112,900 GBRMLS
• 2015-06-03 Listed $115,900 GBRMLS
• 2015-03-25 Listed $112,900 AcadianaMLS
• 2010-02-25 Sold (Public Records) $111,000 Public Records
• 2010-02-24 Sold (MLS) — GBRMLS
• 2009-12-31 Listed $110,000 AcadianaMLS
• 2009-12-31 Listed $110,000 GBRMLS
• 2009-09-14 Listed $115,000 AcadianaMLS
• 2009-09-14 Listed $115,000 GBRMLS
• 2006-12-22 Sold (Public Records) $79,000 Public Records
• 2005-07-24 Listed $75,000 AcadianaMLS
• 2005-07-24 Listed $75,000 GBRMLS
• 2002-10-29 Sold (MLS) — GBRMLS
• 2002-09-05 Listed $55,900 GBRMLS
• 2002-09-05 Listed $55,900 AcadianaMLS

Property tax history

+9.5%/yr

Latest (2025): $1,450 · -1.5% YoY. Source: county tax records.