17048 Avocet Dr · Prairieville, LA 70769

$324,500

4 bd · 2.0 ba · 1,875 sqft · SingleFamily · 1 Days on market

Built 2022 6,969 sqft lot $173/sqft · 7% below area Est $349k · 7% under $40/mo HOA · 2% 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).

• ARV discount +10.7/15.0
• Cash flow +10.6/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL!! MOVE IN READY!! Welcome home to Jamestown Crossing Subdivision featuring a beautiful 4 bed 2 bathroom home. This home has the perfect open concept kitchen, dining and living area. The kitchen features granite countertops, beautiful white painted cabinetry, a large center island, updated lighting, stainless steel appliances including a refrigerator, a gas stove and a walk-in pantry. Wood-look tile in main living space, including the bathrooms and laundry room, brand new laminate flooring in the primary suite and new carpet in 3 bedrooms. The large primary suite is a relaxing getaway leading to the master bath that has double vanities, a garden soaker tub to relax the day away, a separate shower and a large walk-in master closet! This home features a nice size fully fenced backyard, crown molding, very spacious walk-in laundry room, extra storage, custom blinds, granite throughout and updated lighting. Only minutes away from Airline, I-10 and all amenities Prairieville has to offer including shopping, dining and entertainment! DID NOT FLOOD! FLOOD ZONE X!

Key facts

• Open concept kitchen
• Large center island
• Wood-look tile

Tags

• OPEN CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• WOOD-LOOK TILE
• NEW LAMINATE FLOORING

Property features AI

Finance

• Other: Located in the Jamestown Crossing subdivision
• HOA & community: Homeowners association with management; Annual HOA fee of $480 (about $40/month); HOA fee includes insurance

Exterior

• Parking: Garage with 4 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property; Built by Dsld, LLC
• Construction: Vinyl siding and brick exterior; Slab foundation
• Exterior features: Covered porch; Wood privacy fence (full fenced)

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Tile; Ceramic tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Crown molding; High ceilings; Window treatments

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (21.3% below list).
• Recommended offer: $255k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Prairieville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#70 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; 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.
• Zoned schools: Prairieville Primary School (math 59% / reading 69%, grade B, #45 of 646 statewide, top 7%, 845 students, 38% FRL); Prairieville Middle School (math 68% / reading 74%, grade A, #4 of 218 statewide, top 1%, 770 students, 34% FRL); Dutchtown High School (math 70% / reading 68%, grade B, #9 of 265 statewide, top 3%, 2,643 students, 30% FRL).
• Zoned-school proficiency averages 68% at this address vs 53% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ascension Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 496 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 4y 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.

Recommended offer $255,300 (21.3% 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. 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: 0.79% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (median comp): $349,266
• List price: $324,500
• Delta: -7.09%
• 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
17055 White Ibis Ave	0.02mi	4/2.0	1,999 (+7%)	2mo	$348,500	$174	86
38562 Cardinal Ct	0.31mi	3/2.0 (-1)	1,935 (+3%)	2mo	$329,900	$170	74
17102 Shearwater Trce	0.28mi	4/3.0	1,969 (+5%)	2mo	$347,500	$176	73
39074 Balmoral Dr	0.41mi	3/2.0 (-1)	1,860 (-1%)	2mo	$309,000	$166	73
39238 Blue Heron Ct	0.37mi	3/2.0 (-1)	1,825 (-3%)	2mo	$335,000	$184	72
39225 Blue Heron Ct	0.32mi	3/2.0 (-1)	1,746 (-7%)	2mo	$315,000	$180	67
16525 Pearson Dr	0.36mi	4/2.5	2,050 (+9%)	2mo	$354,000	$173	64
17036 Blue Ridge Rd	0.46mi	4/2.5	2,051 (+9%)	1mo	$430,000	$210	60
39354 Meadowbrook Ave	0.64mi	3/2.5 (-1)	1,992 (+6%)	2mo	$368,000	$185	51
17365 Levern Stafford Rd	0.71mi	4/2.0	1,687 (-10%)	1mo	$389,000	$231	50
38424 Parliament Dr	0.52mi	3/2.0 (-1)	2,141 (+14%)	0mo	$354,900	$166	47
17375 Les Chenier St	0.66mi	4/3.0	2,147 (+14%)	1mo	$345,000	$161	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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-61,517
• Equity at exit: $48,384

10-year hold

• IRR: -11.0%
• Equity multiple: 0.32×
• Total profit: $-61,614
• Equity at exit: $28,057

Cash invested: $90,860 (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: 496
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,553 high
• Mortgage (P&I): −$1,702
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$135
• HOA: −$40
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-159

Break-even live

Break-even rent $2,755

Max offer price $296,364

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-67	+0% $-159	+5% $-251	+10% $-343
Rent	-10% $-361	-5% $-260	+0% $-159	+5% $-58	+10% $42
Rate	-1.0pp $4	-0.5pp $-77	base $-159	+0.5pp $-243	+1.0pp $-329

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: $81,125
• Closing costs: $9,735
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39106 Harrier St Prairieville, LA	4.0	3.0	1969	$2,350	$1.19	21d	1	0.09mi
39106 Harrier St Prairieville, LA	4.0	3.0	1969	$2,350	$1.19	45d	1	0.09mi
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	45d	1	0.87mi
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	45d	1	1.08mi
18642 Lake Harbor Ln Prairieville, LA	4.0	2.5	2544	$2,800	$1.10	45d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 35 events

1. 2026-06-21
   days on marketlisting id $324,500 Active 1 DOM
2. 2026-06-18
   days on market $324,500 Active 201 DOM
3. 2026-06-17
   days on market $324,500 Active 200 DOM
4. 2026-06-16
   pricedays on market $324,500 Active 199 DOM
5. 2026-06-15
   days on market $328,000 Active 198 DOM
6. 2026-06-14
   pricedays on market $328,000 Active 196 DOM
7. 2026-06-10
   days on market $329,000 Active 193 DOM
8. 2026-06-09
   days on market $329,000 Active 192 DOM
9. 2026-06-08
   days on market $329,000 Active 191 DOM
10. 2026-06-07
    days on market $329,000 Active 190 DOM
11. 2026-06-05
    days on market $329,000 Active 187 DOM
12. 2026-06-03
    days on market $329,000 Active 186 DOM
13. 2026-06-02
    days on market $329,000 Active 185 DOM
14. 2026-06-01
    days on market $329,000 Active 184 DOM
15. 2026-05-31
    days on market $329,000 Active 183 DOM
16. 2026-05-31
    days on market $329,000 Active 182 DOM
17. 2026-04-20
    price $334,800 1153-char remark
18. 2026-04-20
    price $334,800 1155-char remark
19. 2026-03-20
    price $334,900 1153-char remark
20. 2026-03-20
    price $334,900 1155-char remark
21. 2026-02-10
    price $339,000 1153-char remark
22. 2026-02-10
    price $339,000 1155-char remark
23. 2026-01-20
    price $344,000 1153-char remark
24. 2026-01-20
    price $344,000 1155-char remark
25. 2025-11-30
    listed $345,000 Active 1155-char remark
26. 2025-11-29
    listed $345,000 Active 1153-char remark
27. 2022-08-29
    soldstatus Sold
28. 2022-07-05
    price $302,130
29. 2022-07-05
    status Pending
30. 2022-07-05
    status Active
31. 2022-06-13
    status Pending
32. 2022-05-26
    status Active
33. 2022-05-26
    status Pending
34. 2022-05-18
    listed $301,730 Active
35. 2022-05-18
    listed $302,130

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $3,591 · $299/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: $30,636
• − Mortgage interest: −$18,177
• − Property taxes: −$3,591
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − HOA: −$480
• − Depreciation: −$9,440
• Taxable loss: −$7,576
• Est. tax savings @ 24.0%: +$1,818
• After-tax cash flow: $-93/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

• Census place: Prairieville, LA
• 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

+7.5% since first listed

27 events — show timeline

• 2026-06-20 Listed $324,500 AcadianaMLS
• 2026-06-20 Listed $324,500 GBRMLS
• 2026-06-15 Price Changed $324,500 AcadianaMLS
• 2026-06-15 Price Changed $324,500 GBRMLS
• 2026-06-11 Price Changed $328,000 AcadianaMLS
• 2026-06-11 Price Changed $328,000 GBRMLS
• 2026-05-29 Price Changed $329,000 AcadianaMLS
• 2026-05-29 Price Changed $329,000 GBRMLS
• 2026-04-20 Price Changed $334,800 AcadianaMLS
• 2026-04-20 Price Changed $334,800 GBRMLS
• 2026-03-20 Price Changed $334,900 AcadianaMLS
• 2026-03-20 Price Changed $334,900 GBRMLS
• 2026-02-10 Price Changed $339,000 AcadianaMLS
• 2026-02-10 Price Changed $339,000 GBRMLS
• 2026-01-20 Price Changed $344,000 AcadianaMLS
• 2026-01-20 Price Changed $344,000 GBRMLS
• 2025-11-30 Listed $345,000 GBRMLS
• 2025-11-29 Listed $345,000 AcadianaMLS
• 2022-08-29 Sold (MLS) — GBRMLS
• 2022-07-05 Price Changed $302,130 GBRMLS
• 2022-07-05 Pending — GBRMLS
• 2022-07-05 Relisted — GBRMLS
• 2022-06-13 Pending — GBRMLS
• 2022-05-26 Relisted — GBRMLS
• 2022-05-26 Pending — GBRMLS
• 2022-05-18 Listed $302,130 AcadianaMLS
• 2022-05-18 Listed $301,730 GBRMLS

Property tax history

+56.3%/yr

Latest (2025): $3,591 · -1.3% YoY. Source: county tax records.