41253 Rhea St · Prairieville, LA 70737

$209,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily · 16 Days on market

Built 1964 0.51 ac lot Est $229k · 9% under

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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 +24.4/30.0
• ARV discount +11.3/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• 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

Welcome Home to this beautifully renovated 3 bedroom home, with a large covered patio on a 1/2 acre lot! There is gorgeous waterproof laminate flooring throughout the home, no carpet in this beauty! The kitchen features quartz counters and stainless steel appliances. All 3 bedrooms have nice closets, and the bathroom has tub/shower combo with beautiful ceramic tile surround. The large covered patio and 1/2 acre lot make for a great place to entertain family and friends. Don't miss out!

Key facts

• Quartz counters
• 1/2 acre lot
• Large covered patio

Tags

• LARGE COVERED PATIO
• WATERPROOF LAMINATE FLOORING
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• CERAMIC TILE SURROUND
• 1/2 ACRE LOT

Property features AI

Finance

• Other: Possible residential use
• Financial info: Financial details not provided
• HOA & community: Subdivision: Wallace Acres

Exterior

• Parking: Attached garage; Covered carport (2 spaces); Total 2 parking spaces
• Security: Details not provided
• Utilities: Public water
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding, wood siding, frame and brick construction; Shingle and metal roof; Slab foundation; Built area details not shown
• Exterior features: Covered patio; Exterior lighting; No fencing

Interior

• Kitchen: Electric cooktop
• Bedrooms: Details not provided
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric cooktop; Ceiling fan(s); Lighting
• Laundry & utility: Washer hookup; Gas dryer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 3 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).
• This rent runs 31% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; list at $209k implies a 90% gain — meaningful room to come down on a strong offer.

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 $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.02% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $228,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40445 Sagefield Ct	0.64mi	3/2.0	1,321 (+3%)	5mo	$190,000	$144	58
40523 Cross Ridge Ave	0.53mi	3/2.0	1,403 (+9%)	8mo	$249,900	$178	50
40462 Cross Creek Ave	0.64mi	3/2.0	1,404 (+9%)	3mo	$249,900	$178	48
40489 Cross Creek Ave	0.60mi	3/2.0	1,408 (+10%)	7mo	$250,000	$178	46
40484 Cross Creek Ave	0.60mi	3/2.0	1,404 (+9%)	9mo	$252,000	$179	44
40505 Cross Creek Ave	0.57mi	3/2.0	1,410 (+10%)	11mo	$249,900	$177	44
40445 Fox Run Dr	0.71mi	3/2.0	1,421 (+11%)	2mo	$255,000	$179	44
40435 Cross Ridge Ave	0.69mi	3/2.0	1,420 (+11%)	3mo	$253,000	$178	44
40467 Cross Creek Ave	0.64mi	3/2.0	1,408 (+10%)	8mo	$249,900	$177	43
40428 Fox Run Dr	0.73mi	3/2.0	1,395 (+9%)	7mo	$232,500	$167	41
40506 Fox Run Dr	0.59mi	3/2.0	1,453 (+13%)	9mo	$250,000	$172	39
40433 Crossgate Pl	0.71mi	3/2.0	1,451 (+13%)	9mo	$248,000	$171	34

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,270
• Equity at exit: $31,163

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $31,456
• Equity at exit: $18,071

Cash invested: $58,520 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $426

Break-even live

Break-even rent $1,603

Max offer price $209,000

Occupancy floor 75%

Sensitivity live

Price	-10% $544	-5% $485	+0% $426	+5% $367	+10% $307
Rent	-10% $256	-5% $341	+0% $426	+5% $510	+10% $595
Rate	-1.0pp $531	-0.5pp $479	base $426	+0.5pp $372	+1.0pp $316

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	24d	1	0.64mi
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	15d	1	0.92mi
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	45d	1	1.43mi

Listing history 12 events

1. 2026-06-21
   days on market $209,000 Active 16 DOM
2. 2026-06-18
   days on market $209,000 Active 13 DOM
3. 2026-06-17
   days on market $209,000 Active 12 DOM
4. 2026-06-16
   days on market $209,000 Active 11 DOM
5. 2026-06-15
   days on market $209,000 Active 10 DOM
6. 2026-06-14
   days on market $209,000 Active 8 DOM
7. 2026-06-10
   days on market $209,000 Active 5 DOM
8. 2026-06-09
   days on market $209,000 Active 4 DOM
9. 2026-06-09
   status $209,000 Active 3 DOM
10. 2026-06-07
    statusdays on market $209,000 Pending 3 DOM
11. 2026-06-05
    remarks 492-char remark
12. 2026-06-05
    listed $209,000 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: $1,002 · $83/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$148/yr (+$12/mo · 14.7%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,705
• − Mortgage interest: −$11,707
• − Property taxes: −$1,002
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,080
• Taxable income: $1,758
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $4,686/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

+90.0% since first listed

3 events — show timeline

• 2026-06-03 Listed $209,000 AcadianaMLS
• 2026-06-03 Listed $209,000 GBRMLS
• 2026-03-24 Sold (Public Records) $110,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,002 · -1.8% YoY. Source: county tax records.