36177 Belle Parc Ave · Geismar, LA 70734

$400,000

3 bd · 3.5 ba · 1,975 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition 6,969 sqft lot Garage $60/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.5/10.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the best blend of comfort and style in this beautifully crafted new construction home featuring 3 bedrooms, 3.5 bathrooms, and 1,975 square feet of thoughtfully designed living space. At the center of the home, a stunning kitchen with an island anchoring the space overlooks the spacious living and dining areas, creating an open and inviting atmosphere ideal for entertaining or simply enjoying everyday life. The private Owner's Suite offers a relaxing getaway with an ensuite bath featuring double vanities and a large walk-in closet. Two additional bedrooms, each with convenient access to full bathrooms, provide flexibility for family, guests, or a home office. A powder room, dedicated utility room, and 2-car garage add everyday convenience. This beautiful residence is designed to fit the way you live. Call today for your personal tour of this stunning home!

Key facts

• 6,969 sq ft lot
• Garage
• Built 2026

🏗️ New construction. The $400,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $423,364.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (37.1% below list).
• Recommended offer: $251k (37.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Spanish Lake Primary School (math 62% / reading 62%, grade B, #50 of 646 statewide, top 9%, 540 students, 41% FRL); Dutchtown Middle School (math 56% / reading 70%, grade B+, #10 of 218 statewide, top 5%, 657 students, 36% FRL); Dutchtown High School (math 70% / reading 68%, grade B, #9 of 265 statewide, top 3%, 2,643 students, 30% FRL).
• Market conditions: 211 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 92 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $23k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $251,421 (37.1% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.12%
• DSCR: 0.55
• GRM: 14.0

CMA / ARV

• ARV (median comp): $423,364
• List price: $400,000
• Delta: -3.39%
• 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
36176 Belle Parc Ave	0.05mi	3/3.0	2,045 (+4%)	1mo	$419,000	$205	89
36224 Belle Parc Ave	0.09mi	3/2.0	1,920 (-3%)	0mo	$385,000	$201	85
13237 Belle Reine Dr	0.18mi	3/2.0	2,019 (+2%)	4mo	$404,691	$200	78
36244 Belle Parc Ave	0.13mi	4/2.0 (+1)	2,015 (+2%)	3mo	$381,455	$189	77
36259 Belle Parc Ave	0.16mi	3/2.0	1,834 (-7%)	4mo	$374,900	$204	71
36364 Belle Journee Ave	0.40mi	3/2.0	2,014 (+2%)	2mo	$385,000	$191	70
36310 Belle Reserve Ave	0.40mi	3/2.0	2,039 (+3%)	4mo	$350,000	$172	67
36208 Belle Parc Ave	0.05mi	4/3.0 (+1)	2,213 (+12%)	5mo	$453,800	$205	67
13314 Belle Prairie Dr	0.53mi	3/2.0	2,019 (+2%)	3mo	$389,900	$193	63
13088 Dutchtown Lakes Dr	0.48mi	3/2.0	1,830 (-7%)	2mo	$325,000	$178	58
36431 Belle Journee Ave	0.52mi	3/2.0	1,834 (-7%)	1mo	$280,000	$153	57
36388 Belle Reserve Ave	0.51mi	3/2.0	1,834 (-7%)	2mo	$365,000	$199	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: -34.5%
• Equity multiple: -0.12×
• Total profit: $-132,190
• Equity at exit: $63,125

10-year hold

• IRR: -44.2%
• Equity multiple: -0.66×
• Total profit: $-196,780
• Equity at exit: $36,605

Cash invested: $118,542 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 51 active · 20 under contract
• Months of supply: 16.1 mo (6%/mo absorbed)
• Median asking: $391,500 ($196/sqft)
• Median days on market: 89 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70734

• Home prices YoY: -21.6%
• Active inventory: 211
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$2,220
• Tax est. 1.5%: −$529 /mo · $6,350/yr
• Insurance: −$176
• HOA: −$60
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-1,000

Break-even live

Break-even rent $3,779

Max offer price $278,728

Occupancy floor —

Sensitivity live

Price	-10% $-707	-5% $-853	+0% $-1,000	+5% $-1,146	+10% $-1,292
Rent	-10% $-1,198	-5% $-1,099	+0% $-1,000	+5% $-900	+10% $-801
Rate	-1.0pp $-786	-0.5pp $-892	base $-1,000	+0.5pp $-1,109	+1.0pp $-1,221

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: $105,841
• Closing costs: $12,701
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36431 Belle Journee Ave Geismar, LA	3.0	2.0	1834	$2,900	$1.58	0d	1	0.51mi
12467 Dutchtown Villa Dr Geismar, LA	3.0	2.0	1634	$2,100	$1.29	6d	1	0.78mi
37060 John St Geismar, LA	3.0	2.0	1409	$1,750	$1.24	6d	1	0.84mi
14155 LA-73 #12 Prairieville, LA	3.0	2.5	2000	$1,950	$0.97	6d	1	1.21mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	139d	1	1.42mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	0d	2	1.45mi

Property features AI

Finance

• Other: Lot dimensions approximately 55 x 125 (0.16 acres)Located in Belle Savanne subdivision
• HOA & community: Homeowners association with annual fee of $720 (about $60/month)

Exterior

• Parking: 2 parking spacesGarage with garage door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residenceNew constructionModel: Gardenia - A
• Construction: Wood siding and brick frame constructionShingle roofSlab foundationBuilt by Ap Dodson, LLCHome warranty included
• Exterior features: Covered patio

Interior

• Kitchen: Gas cooktopRangeOvenDishwasherGarbage disposalMicrowaveStainless steel appliances
• Flooring: TileVinyl
• Bathrooms: 3 full bathrooms1 partial bathroom
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: In-law floorplanEat-in kitchenBuilt-in featuresCrown moldingHigh ceilingsFireplace (1)
• Laundry & utility: Washer hookup insideElectric dryer hookup

Listing history 50 events

1. 2026-09-23
   days on market $400,000 Active 92 DOM
2. 2026-09-22
   pricedays on market $400,000 Active 91 DOM
3. 2026-09-21
   days on market $409,000 Active 90 DOM
4. 2026-09-20
   days on market $409,000 Active 89 DOM
5. 2026-09-19
   days on market $409,000 Active 88 DOM
6. 2026-09-18
   days on market $409,000 Active 87 DOM
7. 2026-09-17
   days on market $409,000 Active 86 DOM
8. 2026-09-16
   days on market $409,000 Active 85 DOM
9. 2026-09-15
   days on market $409,000 Active 84 DOM
10. 2026-09-14
    days on market $409,000 Active 83 DOM
11. 2026-09-13
    days on market $409,000 Active 82 DOM
12. 2026-09-12
    days on market $409,000 Active 81 DOM
13. 2026-09-11
    days on market $409,000 Active 80 DOM
14. 2026-09-05
    days on market $409,000 Active 74 DOM
15. 2026-09-04
    status $409,000 Active 73 DOM
16. 2026-09-04
    days on market $409,000 Active Under Contract 73 DOM
17. 2026-09-03
    days on market $409,000 Active Under Contract 72 DOM
18. 2026-08-31
    days on market $409,000 Active Under Contract 69 DOM
19. 2026-08-30
    days on market $409,000 Active Under Contract 68 DOM
20. 2026-08-29
    days on market $409,000 Active Under Contract 67 DOM
21. 2026-08-28
    days on market $409,000 Active Under Contract 66 DOM
22. 2026-08-27
    days on market $409,000 Active Under Contract 65 DOM
23. 2026-08-26
    days on market $409,000 Active Under Contract 64 DOM
24. 2026-08-25
    days on market $409,000 Active Under Contract 63 DOM
25. 2026-08-24
    days on market $409,000 Active Under Contract 62 DOM
26. 2026-08-23
    days on market $409,000 Active Under Contract 61 DOM
27. 2026-08-22
    days on market $409,000 Active Under Contract 60 DOM
28. 2026-08-21
    days on market $409,000 Active Under Contract 59 DOM
29. 2026-08-20
    days on market $409,000 Active Under Contract 58 DOM
30. 2026-08-19
    days on market $409,000 Active Under Contract 57 DOM
31. 2026-08-18
    days on market $409,000 Active Under Contract 56 DOM
32. 2026-08-17
    days on market $409,000 Active Under Contract 55 DOM
33. 2026-08-16
    days on market $409,000 Active Under Contract 54 DOM
34. 2026-08-15
    days on market $409,000 Active Under Contract 53 DOM
35. 2026-08-15
    days on market $409,000 Active Under Contract 52 DOM
36. 2026-08-13
    days on market $409,000 Active Under Contract 51 DOM
37. 2026-08-12
    days on market $409,000 Active Under Contract 50 DOM
38. 2026-08-11
    days on market $409,000 Active Under Contract 49 DOM
39. 2026-08-10
    days on market $409,000 Active Under Contract 48 DOM
40. 2026-08-09
    days on market $409,000 Active Under Contract 47 DOM
41. 2026-08-08
    days on market $409,000 Active Under Contract 46 DOM
42. 2026-08-07
    days on market $409,000 Active Under Contract 45 DOM
43. 2026-08-06
    days on market $409,000 Active Under Contract 44 DOM
44. 2026-08-05
    days on market $409,000 Active Under Contract 43 DOM
45. 2026-08-04
    days on market $409,000 Active Under Contract 42 DOM
46. 2026-08-03
    days on market $409,000 Active Under Contract 41 DOM
47. 2026-07-31
    days on market $409,000 Active Under Contract 38 DOM
48. 2026-07-30
    days on market $409,000 Active Under Contract 37 DOM
49. 2026-07-29
    days on market $409,000 Active Under Contract 36 DOM
50. 2026-07-27
    days on market $409,000 Active Under Contract 34 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,171
• − Mortgage interest: −$23,715
• − Property taxes: −$6,350
• − Insurance: −$2,117
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − HOA: −$720
• − Depreciation: −$12,316
• Taxable loss: −$19,875
• Est. tax savings @ 24.0%: +$4,770
• After-tax cash flow: $-7,225/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $9,875–$29,625 screening

This single-family home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and the highest-ROI updates to increase its value include painting exterior trim, replacing carpet with hardwood or tile, and installing smart home technology.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and can increase both resale and rental value ↑
• Both Install smart home technology — Enhances convenience and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Spanish Lake Primary School B LA #50/646 Nat'l #6,217/41,679 Middle Dutchtown Middle School B+ LA #10/218 Nat'l #1,453/14,009 High Dutchtown High School B LA #9/265 Nat'l #2,354/17,239

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 — Geismar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ascension · 145,480 people
• Metro: Baton Rouge, LA
• Population (ZIP): 9,880
• Household income: $124,059
• Rent vs Own: 20.4% rent · 79.6% own

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Lot dimensions approximately 55 x 125 (0.16 acres)Located in Belle Savanne subdivision
• HOA & community: Homeowners association with annual fee of $720 (about $60/month)

Exterior

• Parking: 2 parking spacesGarage with garage door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residenceNew constructionModel: Gardenia - A
• Construction: Wood siding and brick frame constructionShingle roofSlab foundationBuilt by Ap Dodson, LLCHome warranty included
• Exterior features: Covered patio

Interior

• Kitchen: Gas cooktopRangeOvenDishwasherGarbage disposalMicrowaveStainless steel appliances
• Flooring: TileVinyl
• Bathrooms: 3 full bathrooms1 partial bathroom
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: In-law floorplanEat-in kitchenBuilt-in featuresCrown moldingHigh ceilingsFireplace (1)
• Laundry & utility: Washer hookup insideElectric dryer hookup

Price history

+1.9% since first listed

6 events — show timeline

• 2026-06-24 Listed $423,000 AcadianaMLS
• 2026-06-24 Listed $423,000 GBRMLS
• 2025-11-29 Price Changed $423,000 AcadianaMLS
• 2025-11-07 Price Changed $423,000 GBRMLS
• 2025-09-16 Listed $415,000 GBRMLS
• 2025-09-16 Listed $415,000 AcadianaMLS