36364 Belle Journee Ave · Prairieville, LA 70734

$385,000

3 bd · 2.0 ba · 2,014 sqft · SingleFamily · 19 Days on market

Built 2019 6,621 sqft lot $191/sqft · at area comps Est $381k · 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 +13.4/30.0
• ARV discount +7.0/15.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this meticulously maintained 3-bedroom, 2-bath home with an oversized flex space in the highly desirable Belle Savanne at Dutchtown community. Built in 2019 by Level Homes, this Columbus floor plan offers thoughtful upgrades, functional living space, and a move-in ready interior with neutral finishes throughout. The open-concept layout is designed for both everyday living and entertaining, featuring custom built-in shelving in the living room, a built-in bar area, and durable flooring with no carpet in the primary bedroom. The spacious flex room offers versatility for a home office, playroom, workout space, or potential fourth bedroom. The kitchen flows seamlessly into the dining and living areas, while the extended covered patio creates an ideal indoor-outdoor living experience. Outside, enjoy a fully fenced backyard complete with an outdoor kitchen featuring stainless steel appliances and a Bull grill--perfect for entertaining year-round. Additional upgrades include gutters and a transfer switch/interlock installed for a 240 inlet plug, offering added convenience and generator-ready functionality. Valuable custom additions throughout the home enhance both style and practicality. Belle Savanne at Dutchtown is known for its welcoming community feel and neighborhood amenities, including a community pool, sidewalks, parks, and green space. Move-in ready with thoughtful upgrades already in place, this home offers the perfect blend of comfort, flexibility, and outdoor living. Schedule your private showing today.

Key facts

• Built-in bar area
• Oversized flex space
• 6,621 sq ft lot

Tags

• OVERSIZED FLEX SPACE
• CUSTOM BUILT-IN SHELVING
• BUILT-IN BAR AREA
• NO CARPET IN PRIMARY BEDROOM
• EXTENDED COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: Belle Savanne; Lot dimensions approximately 53 x 125
• HOA & community: Homeowners association with annual fee (includes grounds maintenance); Community amenities: pool, park, sidewalks; association provides maintenance and management

Exterior

• Parking: Garage with garage door opener; Concrete parking; Total 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; Single-story; Model: Columbus A; Built by Level Homes
• Construction: Frame, brick and cement siding construction; Shingle roof; Slab foundation
• Exterior features: Barbecue; Covered patio; Fenced yard with full privacy wood fencing; Located on a cul-de-sac

Interior

• Kitchen: Gas cooktop; Oven; Range; Self-cleaning oven; Range hood; Dishwasher; Disposal; Microwave; Stainless steel appliances
• Flooring: Tile; Ceramic tile; Wood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Wet bar; Built-in features; Crown molding; High ceilings; Screens on windows; Gas log ventless fireplace (1)
• Laundry & utility: Inside laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $5 ($59/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (16.9% below list).
• Recommended offer: $320k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% 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: 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: 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: 139 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 $12k 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 19 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

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 $319,877 (16.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (median comp): $380,943
• List price: $385,000
• Delta: 1.06%
• 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
13237 Belle Reine Dr	0.22mi	3/2.0	2,019 (+0%)	1mo	$404,691	$200	88
36310 Belle Reserve Ave	0.26mi	3/2.0	2,039 (+1%)	1mo	$350,000	$172	85
13308 Belle Prairie Dr	0.22mi	4/2.0 (+1)	2,113 (+5%)	2mo	$443,000	$210	75
36259 Belle Parc Ave	0.24mi	3/2.0	1,834 (-9%)	1mo	$374,900	$204	73
36182 Belle Parc Ave	0.40mi	4/2.0 (+1)	2,139 (+6%)	5mo	$417,304	$195	62
36114 Belle Parc Ave	0.48mi	4/2.0 (+1)	2,139 (+6%)	3mo	$394,383	$184	59
36114 Belle Parc Ave	0.48mi	4/2.0 (+1)	2,139 (+6%)	3mo	$394,983	$185	59
36208 Belle Parc Ave	0.35mi	4/3.0 (+1)	2,213 (+10%)	2mo	$453,800	$205	57
36208 Belle Parc Ave	0.35mi	4/3.0 (+1)	2,213 (+10%)	2mo	$453,800	$205	57
37055 John St	0.51mi	3/2.5	1,716 (-15%)	7mo	$285,000	$166	43
13147 Oakbourne Ave	0.73mi	4/2.0 (+1)	1,825 (-9%)	3mo	$435,000	$238	43
13102 Oak Knoll Dr	0.70mi	4/2.5 (+1)	1,868 (-7%)	7mo	$350,000	$187	42

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-62,110
• Equity at exit: $57,405

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-53,831
• Equity at exit: $33,288

Cash invested: $107,800 (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: 139
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,199 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$283 /mo · $3,393/yr
• Insurance: −$160
• HOA: −$60
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $5

Break-even live

Break-even rent $3,193

Max offer price $385,000

Occupancy floor 95%

Sensitivity live

Price	-10% $223	-5% $114	+0% $5	+5% $-104	+10% $-213
Rent	-10% $-248	-5% $-121	+0% $5	+5% $131	+10% $258
Rate	-1.0pp $199	-0.5pp $103	base $5	+0.5pp $-95	+1.0pp $-196

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	16d	2	1.09mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	45d	1	1.09mi

HOA detail

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

Listing history 6 events

1. 2026-05-07
   listed $385,000 Active 1544-char remark

   Show marketing remark (1544 chars)

   Welcome to this meticulously maintained 3-bedroom, 2-bath home with an oversized flex space in the highly desirable Belle Savanne at Dutchtown community. Built in 2019 by Level Homes, this Columbus floor plan offers thoughtful upgrades, functional living space, and a move-in ready interior with neutral finishes throughout. The open-concept layout is designed for both everyday living and entertaining, featuring custom built-in shelving in the living room, a built-in bar area, and durable flooring with no carpet in the primary bedroom. The spacious flex room offers versatility for a home office, playroom, workout space, or potential fourth bedroom. The kitchen flows seamlessly into the dining and living areas, while the extended covered patio creates an ideal indoor-outdoor living experience. Outside, enjoy a fully fenced backyard complete with an outdoor kitchen featuring stainless steel appliances and a Bull grill--perfect for entertaining year-round. Additional upgrades include gutters and a transfer switch/interlock installed for a 240 inlet plug, offering added convenience and generator-ready functionality. Valuable custom additions throughout the home enhance both style and practicality. Belle Savanne at Dutchtown is known for its welcoming community feel and neighborhood amenities, including a community pool, sidewalks, parks, and green space. Move-in ready with thoughtful upgrades already in place, this home offers the perfect blend of comfort, flexibility, and outdoor living. Schedule your private showing today.

2. 2026-05-07
   listed $385,000 Active 1549-char remark

   Show marketing remark (1544 chars)

   Welcome to this meticulously maintained 3-bedroom, 2-bath home with an oversized flex space in the highly desirable Belle Savanne at Dutchtown community. Built in 2019 by Level Homes, this Columbus floor plan offers thoughtful upgrades, functional living space, and a move-in ready interior with neutral finishes throughout. The open-concept layout is designed for both everyday living and entertaining, featuring custom built-in shelving in the living room, a built-in bar area, and durable flooring with no carpet in the primary bedroom. The spacious flex room offers versatility for a home office, playroom, workout space, or potential fourth bedroom. The kitchen flows seamlessly into the dining and living areas, while the extended covered patio creates an ideal indoor-outdoor living experience. Outside, enjoy a fully fenced backyard complete with an outdoor kitchen featuring stainless steel appliances and a Bull grill--perfect for entertaining year-round. Additional upgrades include gutters and a transfer switch/interlock installed for a 240 inlet plug, offering added convenience and generator-ready functionality. Valuable custom additions throughout the home enhance both style and practicality. Belle Savanne at Dutchtown is known for its welcoming community feel and neighborhood amenities, including a community pool, sidewalks, parks, and green space. Move-in ready with thoughtful upgrades already in place, this home offers the perfect blend of comfort, flexibility, and outdoor living. Schedule your private showing today.

3. 2019-01-24
   soldstatus Sold

   Show marketing remark (279 chars)

   Sold before processing. Estimated completion date of Jan 2019. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

4. 2018-11-21
   status Pending

   Show marketing remark (279 chars)

   Sold before processing. Estimated completion date of Jan 2019. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

5. 2018-11-21
   listed $299,541 Active

   Show marketing remark (279 chars)

   Sold before processing. Estimated completion date of Jan 2019. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

6. 2018-11-21
   listed $299,541

   Show marketing remark (279 chars)

   Sold before processing. Estimated completion date of Jan 2019. Seller provides a 2-10 Warranty. Seller pays up to $4k in closing costs with preferred partners! Other lots and plans available. Subdivision features a lake, green space and plans for a community pool and clubhouse.

ⓘ 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: $3,393 · $283/mo
• Projected year-2 tax: $3,393 · $283/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,385
• − Mortgage interest: −$21,566
• − Property taxes: −$3,393
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$720
• − Depreciation: −$11,200
• Taxable loss: −$6,560
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $1,633/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

+28.5% since first listed

8 events — show timeline

• 2026-05-27 Pending — GBRMLS
• 2026-05-24 Pending — AcadianaMLS
• 2026-05-07 Listed $385,000 AcadianaMLS
• 2026-05-07 Listed $385,000 GBRMLS
• 2019-01-24 Sold (MLS) — GBRMLS
• 2018-11-21 Pending — GBRMLS
• 2018-11-21 Listed $299,541 AcadianaMLS
• 2018-11-21 Listed $299,541 GBRMLS

Property tax history

+34.9%/yr

Latest (2025): $3,393 · -1.5% YoY. Source: county tax records.