14371 Stonegate Manor Dr · Prairieville, LA 70737

$299,900

3 bd · 2.0 ba · 1,718 sqft · SingleFamily · 28 Days on market

Built 2012 10,454 sqft lot Est $278k · 8% over $13/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 +12.0/30.0
• Schools +4.7/10.0
• ARV discount +4.0/15.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful energy-efficient home loaded with upgrades throughout! This spacious 3-bedroom, 2-bath features an open-concept design perfect for entertaining. Interior upgrades include satin paint throughout, wood flooring in the living room and hallway, slab granite around the fireplace and stainless steel appliances. The home also offers granite countertops in the kitchen and baths, ceramic tile in wet areas, 42" beechwood custom cabinets, crown moulding, gas fireplace, recessed kitchen lighting, tankless hot water heater, radiant barrier attic decking, and a luxurious primary bath with a jetted tub. Combining comfort, style, this stunning home is move-in ready and built for modern living.

Key facts

• Wood flooring
• Custom cabinets
• Crown moulding

Tags

• OPEN CONCEPT DESIGN
• WOOD FLOORING
• GRANITE COUNTERTOPS
• CERAMIC TILE
• CUSTOM CABINETS
• CROWN MOULDING

Property features AI

Finance

• Other: Located in the Stonegate Manor subdivision
• HOA & community: Homeowners association with an annual fee of $160 (about $13.33/month)

Exterior

• Parking: Garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation; Built as model Lyon A
• Exterior features: Covered patio; Wood fencing

Interior

• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; One fireplace
• Laundry & utility: Therapeutic whirlpool (accessibility feature)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-72 ($-867/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.8% below list).
• Recommended offer: $229k (23.8% 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: Rents rising (+3.3%/yr); 567 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($295k) 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.

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 $228,583 (23.8% 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: 0.76% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $278,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14364 Stonegate Manor Dr	0.04mi	3/2.0	1,718 (0%)	8mo	$290,000	$169	92
14439 Stonegate Manor Dr	0.13mi	3/2.0	1,718 (0%)	9mo	$310,000	$180	86
14327 Peridot Dr	0.10mi	3/2.0	1,718 (0%)	13mo	$289,900	$169	84
42055 Shadow Creek Ave	0.47mi	3/2.0	1,704 (-1%)	8mo	$285,000	$167	70
14494 Whispering Oaks Dr	0.23mi	3/2.0	1,528 (-11%)	3mo	$185,000	$121	69
42046 Conifer Rd	0.45mi	4/2.0 (+1)	1,761 (+2%)	3mo	$314,900	$179	67
41066 Don Lou Rd	0.68mi	3/2.0	1,719 (+0%)	9mo	$259,000	$151	61
41110 Lakeway Cove Ave	0.44mi	3/2.0	1,878 (+9%)	7mo	$298,800	$159	58
14464 Whispering Oaks Dr	0.17mi	3/2.0	1,479 (-14%)	14mo	$240,000	$162	57
41043 Courtney Rd	0.60mi	3/2.0	1,883 (+10%)	1mo	$289,900	$154	55
41062 Lakeway Cove Ave	0.54mi	3/2.0	1,858 (+8%)	8mo	$299,900	$161	55
41114 E Don Lou Rd	0.62mi	3/2.0	1,491 (-13%)	2mo	$223,900	$150	47

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-52,684
• Equity at exit: $44,716

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-49,675
• Equity at exit: $25,930

Cash invested: $83,972 (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: 567
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$125
• HOA: −$13
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-72

Break-even live

Break-even rent $2,377

Max offer price $287,135

Occupancy floor 98%

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: $74,975
• Closing costs: $8,997
• 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	23d	1	1.15mi
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	14d	1	1.27mi
13153 Ducks Landing St Gonzales, LA	4.0	3.0	1825	$2,750	$1.51	43d	1	1.44mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: watergas

Listing history 17 events

1. 2026-06-18
   days on market $299,900 Active 28 DOM
2. 2026-06-17
   days on market $299,900 Active 27 DOM
3. 2026-06-16
   days on market $299,900 Active 26 DOM
4. 2026-06-15
   days on market $299,900 Active 25 DOM
5. 2026-06-14
   pricedays on market $299,900 Active 23 DOM
6. 2026-06-10
   days on market $310,000 Active 20 DOM
7. 2026-06-09
   days on market $310,000 Active 19 DOM
8. 2026-06-08
   days on market $310,000 Active 18 DOM
9. 2026-06-07
   days on market $310,000 Active 17 DOM
10. 2026-06-05
    days on market $310,000 Active 14 DOM
11. 2026-06-03
    days on market $310,000 Active 13 DOM
12. 2026-06-02
    days on market $310,000 Active 12 DOM
13. 2026-06-01
    days on market $310,000 Active 11 DOM
14. 2026-05-31
    days on market $310,000 Active 10 DOM
15. 2026-05-31
    days on market $310,000 Active 9 DOM
16. 2026-05-21
    listed $310,000 Active

    Show marketing remark (701 chars)

    Beautiful energy-efficient home loaded with upgrades throughout! This spacious 3-bedroom, 2-bath features an open-concept design perfect for entertaining. Interior upgrades include satin paint throughout, wood flooring in the living room and hallway, slab granite around the fireplace and stainless steel appliances. The home also offers granite countertops in the kitchen and baths, ceramic tile in wet areas, 42" beechwood custom cabinets, crown moulding, gas fireplace, recessed kitchen lighting, tankless hot water heater, radiant barrier attic decking, and a luxurious primary bath with a jetted tub. Combining comfort, style, this stunning home is move-in ready and built for modern living.

17. 2026-05-21
    listed $310,000 Active 701-char remark

    Show marketing remark (701 chars)

    Beautiful energy-efficient home loaded with upgrades throughout! This spacious 3-bedroom, 2-bath features an open-concept design perfect for entertaining. Interior upgrades include satin paint throughout, wood flooring in the living room and hallway, slab granite around the fireplace and stainless steel appliances. The home also offers granite countertops in the kitchen and baths, ceramic tile in wet areas, 42" beechwood custom cabinets, crown moulding, gas fireplace, recessed kitchen lighting, tankless hot water heater, radiant barrier attic decking, and a luxurious primary bath with a jetted tub. Combining comfort, style, this stunning home is move-in ready and built for modern living.

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $2,009 · $167/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,430
• − Mortgage interest: −$16,799
• − Property taxes: −$2,009
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − HOA: −$156
• − Depreciation: −$8,724
• Taxable loss: −$6,147
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $608/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: 49,084
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $310,000 AcadianaMLS
• 2026-05-21 Listed $310,000 GBRMLS

Property tax history

+0.6%/yr

Latest (2025): $2,009 · -1.8% YoY. Source: county tax records.