13330 Belle Prairie Dr · Prairieville, LA 70734

$420,000

4 bd · 3.0 ba · 2,256 sqft · SingleFamily · 22 Days on market

Built 2021 7,013 sqft lot Est $424k · at est. $60/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).

• Cash flow +11.8/30.0
• ARV discount +7.9/15.0
• Schools +4.7/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Dutchtown, this beautifully designed 4-bedroom, 3-bath home offers a spacious triple-split floor plan with room for everyone. Inside, you'll find a formal dining area, breakfast room, and a small office/flex space. The kitchen features granite countertops, an extra large island with storage, white subway tile backsplash, pot filler, 5-burner gas stove, and slate appliances. The open layout flows into the living room, where built-in cabinetry, laminate wood flooring, and a gas fireplace with a brick surround creates a warm and inviting space. The private primary suite includes a double vanity, separate shower, garden tub, and a large walk-in closet. The backyard is fully fenced, offering privacy and space to relax or play. Located within walking distance of all three Dutchtown schools, this home also offers access to community amenities including a pond, green space, community pool, and cabana.

Key facts

• Breakfast room
• Extra large island
• Formal dining area

Tags

• TRIPLE-SPLIT FLOOR PLAN
• FORMAL DINING AREA
• BREAKFAST ROOM
• SMALL OFFICE FLEX SPACE
• GRANITE COUNTERTOPS
• EXTRA LARGE ISLAND

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $720 (approximately $60/month); Community pool

Exterior

• Parking: Garage (4 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property; Level topography
• Construction: Frame, brick, and cement siding construction; Shingle roof; Slab foundation; Built by Level Construction & Development, LLC
• Exterior features: Exterior lighting; Porch; Privacy wood fence (full)

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Disposal; Microwave; Stainless steel appliances
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Built-in features; Crown molding; High ceilings; Gas log, ventless fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (20.1% below list).
• Recommended offer: $335k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $3k of loan paydown is wiped out by about $13k 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 22 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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 $335,461 (20.1% 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: 0.80% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $424,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13308 Belle Prairie Dr	0.04mi	4/2.0	2,113 (-6%)	2mo	$443,000	$210	82
36444 C Braud Rd	0.30mi	4/2.0	2,318 (+3%)	1mo	$699,900	$302	77
36208 Belle Parc Ave	0.46mi	4/3.0	2,213 (-2%)	2mo	$453,800	$205	74
36208 Belle Parc Ave	0.46mi	4/3.0	2,213 (-2%)	2mo	$453,800	$205	74
36310 Belle Reserve Ave	0.21mi	3/2.0 (-1)	2,039 (-10%)	0mo	$350,000	$172	65
13321 Belle Reine Dr	0.46mi	4/3.0	2,429 (+8%)	5mo	$455,474	$188	62
13321 Belle Reine Dr	0.46mi	4/3.0	2,429 (+8%)	5mo	$455,474	$188	62
36451 Dutchtown Gardens Ave	0.33mi	4/2.5	2,545 (+13%)	2mo	$354,900	$139	59
13237 Belle Reine Dr	0.34mi	3/2.0 (-1)	2,019 (-10%)	1mo	$404,691	$200	57
36114 Belle Parc Ave	0.60mi	4/2.0	2,139 (-5%)	3mo	$394,383	$184	56
36114 Belle Parc Ave	0.60mi	4/2.0	2,139 (-5%)	3mo	$394,983	$185	56
37184 Mindy Way Ave	0.73mi	4/3.0	2,364 (+5%)	2mo	$369,500	$156	56

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-75,306
• Equity at exit: $62,623

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-75,005
• Equity at exit: $36,314

Cash invested: $117,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,355 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$326 /mo · $3,910/yr
• Insurance: −$175
• HOA: −$60
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-113

Break-even live

Break-even rent $3,498

Max offer price $399,994

Occupancy floor 98%

Sensitivity live

Price	-10% $125	-5% $6	+0% $-113	+5% $-232	+10% $-351
Rent	-10% $-378	-5% $-246	+0% $-113	+5% $19	+10% $152
Rate	-1.0pp $98	-0.5pp $-6	base $-113	+0.5pp $-222	+1.0pp $-333

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	44d	1	0.92mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	15d	2	1.09mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gaspool

Listing history 30 events

1. 2026-06-18
   days on market $420,000 Active 22 DOM
2. 2026-06-17
   days on market $420,000 Active 21 DOM
3. 2026-06-16
   days on market $420,000 Active 20 DOM
4. 2026-06-15
   days on market $420,000 Active 19 DOM
5. 2026-06-14
   days on market $420,000 Active 17 DOM
6. 2026-06-10
   days on market $420,000 Active 14 DOM
7. 2026-06-09
   days on market $420,000 Active 13 DOM
8. 2026-06-08
   days on market $420,000 Active 12 DOM
9. 2026-06-07
   days on market $420,000 Active 11 DOM
10. 2026-06-05
    days on market $420,000 Active 8 DOM
11. 2026-06-03
    days on market $420,000 Active 7 DOM
12. 2026-06-02
    days on market $420,000 Active 6 DOM
13. 2026-06-01
    days on market $420,000 Active 5 DOM
14. 2026-05-31
    days on market $420,000 Active 4 DOM
15. 2026-05-31
    days on market $420,000 Active 3 DOM
16. 2026-05-27
    listed $420,000 Active

    Show marketing remark (930 chars)

    Nestled in the heart of Dutchtown, this beautifully designed 4-bedroom, 3-bath home offers a spacious triple-split floor plan with room for everyone. Inside, you'll find a formal dining area, breakfast room, and a small office/flex space. The kitchen features granite countertops, an extra large island with storage, white subway tile backsplash, pot filler, 5-burner gas stove, and slate appliances. The open layout flows into the living room, where built-in cabinetry, laminate wood flooring, and a gas fireplace with a brick surround creates a warm and inviting space. The private primary suite includes a double vanity, separate shower, garden tub, and a large walk-in closet. The backyard is fully fenced, offering privacy and space to relax or play. Located within walking distance of all three Dutchtown schools, this home also offers access to community amenities including a pond, green space, community pool, and cabana.

17. 2026-05-27
    listed $420,000 Active 930-char remark

    Show marketing remark (930 chars)

    Nestled in the heart of Dutchtown, this beautifully designed 4-bedroom, 3-bath home offers a spacious triple-split floor plan with room for everyone. Inside, you'll find a formal dining area, breakfast room, and a small office/flex space. The kitchen features granite countertops, an extra large island with storage, white subway tile backsplash, pot filler, 5-burner gas stove, and slate appliances. The open layout flows into the living room, where built-in cabinetry, laminate wood flooring, and a gas fireplace with a brick surround creates a warm and inviting space. The private primary suite includes a double vanity, separate shower, garden tub, and a large walk-in closet. The backyard is fully fenced, offering privacy and space to relax or play. Located within walking distance of all three Dutchtown schools, this home also offers access to community amenities including a pond, green space, community pool, and cabana.

18. 2024-10-01
    historical
19. 2024-08-31
    price $395,000
20. 2024-08-12
    price $399,995
21. 2024-08-12
    status Active
22. 2024-08-12
    listed $2,700
23. 2024-06-06
    historical Contingent
24. 2024-04-02
    listed $2,800
25. 2024-03-08
    price $399,999
26. 2024-02-10
    listed $410,000 Active
27. 2024-02-10
    listed $395,000 Active
28. 2021-02-10
    soldstatus Sold
29. 2021-01-18
    listed $342,920
30. 2021-01-18
    listed $342,920

ⓘ 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: $3,910 · $326/mo
• Projected year-2 tax: $3,910 · $326/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: $40,255
• − Mortgage interest: −$23,527
• − Property taxes: −$3,910
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − HOA: −$720
• − Depreciation: −$12,218
• Taxable loss: −$8,661
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $720/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

+22.5% since first listed

15 events — show timeline

• 2026-05-27 Listed $420,000 GBRMLS
• 2026-05-27 Listed $420,000 AcadianaMLS
• 2024-10-01 Delisted — GBRMLS
• 2024-08-31 Price Changed $395,000 GBRMLS
• 2024-08-12 Price Changed $399,995 GBRMLS
• 2024-08-12 Relisted — GBRMLS
• 2024-08-12 Listed $2,700 GBRMLS
• 2024-06-06 Contingent — GBRMLS
• 2024-04-02 Listed $2,800 GBRMLS
• 2024-03-08 Price Changed $399,999 GBRMLS
• 2024-02-10 Listed $395,000 AcadianaMLS
• 2024-02-10 Listed $410,000 GBRMLS
• 2021-02-10 Sold (MLS) — GBRMLS
• 2021-01-18 Listed $342,920 AcadianaMLS
• 2021-01-18 Listed $342,920 GBRMLS

Property tax history

+60.4%/yr

Latest (2025): $3,910 · -1.5% YoY. Source: county tax records.