36447 Crestway Ave · Prairieville, LA 70769

$329,000

4 bd · 2.0 ba · 2,086 sqft · SingleFamily · 52 Days on market

Built 2006 10,454 sqft lot $158/sqft · 15% below area Est $386k · 15% under $33/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +14.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

Key facts

• Storage room
• Fenced back yard
• Large garage

Tags

• ONE STREET SUBDIVISION
• DEAD END STREET
• ACCESS TO SWIMMING POOL
• FENCED BACK YARD
• LARGE GARAGE
• STORAGE ROOM

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400; Community pool

Exterior

• Parking: 2 parking spaces; Garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water
• Home design: Residential single-family detached home
• Construction: Vinyl siding; Slab foundation; Built with typical construction materials
• Exterior features: Covered patio; Privacy wood fencing; Shingle roof

Interior

• Kitchen: Range; Oven; Ice maker; Dishwasher; Disposal; Microwave; Stainless steel appliances
• Flooring: Tile; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Eat-in kitchen; Crown molding; High ceilings

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/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 $319k (3.1% below list).
• Recommended offer: $319k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+3.5%/yr); 492 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($109k/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 $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

• It's been on market 52 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $329k implies a 163% gain — meaningful room to come down on a strong offer.

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 $318,900 (3.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 0.97% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $385,924
• List price: $329,000
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13308 Belle Prairie Dr	0.12mi	4/2.0	2,113 (+1%)	2mo	$443,000	$210	91
36310 Belle Reserve Ave	0.10mi	3/2.0 (-1)	2,039 (-2%)	0mo	$350,000	$172	86
13237 Belle Reine Dr	0.33mi	3/2.0 (-1)	2,019 (-3%)	1mo	$404,691	$200	73
36444 C Braud Rd	0.20mi	4/2.0	2,318 (+11%)	1mo	$699,900	$302	71
36182 Belle Parc Ave	0.47mi	4/2.0	2,139 (+2%)	5mo	$417,304	$195	70
36114 Belle Parc Ave	0.56mi	4/2.0	2,139 (+2%)	3mo	$394,383	$184	67
36114 Belle Parc Ave	0.56mi	4/2.0	2,139 (+2%)	3mo	$394,983	$185	67
36208 Belle Parc Ave	0.43mi	4/3.0	2,213 (+6%)	2mo	$453,800	$205	64
36208 Belle Parc Ave	0.43mi	4/3.0	2,213 (+6%)	2mo	$453,800	$205	64
36259 Belle Parc Ave	0.35mi	3/2.0 (-1)	1,834 (-12%)	1mo	$374,900	$204	58
13232 Dutchtown Lakes Dr	0.68mi	4/2.5	2,251 (+8%)	9mo	$369,900	$164	46
37173 Mindy Way Ave	0.74mi	4/2.5	2,265 (+9%)	11mo	$395,000	$174	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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-25,027
• Equity at exit: $49,055

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $18,788
• Equity at exit: $28,446

Cash invested: $92,120 (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: 492
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,189 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$137
• HOA: −$33
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $421

Break-even live

Break-even rent $2,656

Max offer price $329,000

Occupancy floor 82%

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: $82,250
• Closing costs: $9,870
• 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	43d	1	0.97mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	1.18mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   days on market $329,000 Active 52 DOM
2. 2026-06-17
   days on market $329,000 Active 51 DOM
3. 2026-06-16
   days on market $329,000 Active 50 DOM
4. 2026-06-15
   price $329,000 Active 49 DOM

   Show marketing remark (599 chars)

   Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

5. 2026-06-15
   days on market $339,000 Active 49 DOM

   Show marketing remark (599 chars)

   Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

6. 2026-06-14
   days on market $339,000 Active 47 DOM
7. 2026-06-10
   days on market $339,000 Active 44 DOM
8. 2026-06-09
   days on market $339,000 Active 43 DOM
9. 2026-06-08
   days on market $339,000 Active 42 DOM
10. 2026-06-07
    days on market $339,000 Active 41 DOM
11. 2026-06-05
    days on market $339,000 Active 38 DOM
12. 2026-06-03
    days on market $339,000 Active 37 DOM
13. 2026-06-02
    days on market $339,000 Active 36 DOM
14. 2026-06-01
    days on market $339,000 Active 35 DOM
15. 2026-05-31
    days on market $339,000 Active 34 DOM
16. 2026-05-31
    days on market $339,000 Active 33 DOM
17. 2026-05-07
    price $339,000 685-char remark

    Show marketing remark (599 chars)

    Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

18. 2026-05-07
    price $339,000 693-char remark

    Show marketing remark (599 chars)

    Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

19. 2026-04-27
    price $352,500 693-char remark

    Show marketing remark (599 chars)

    Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

20. 2026-04-27
    listed $252,500 Active 693-char remark

    Show marketing remark (599 chars)

    Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

21. 2026-04-27
    listed $352,500 Active 685-char remark

    Show marketing remark (599 chars)

    Located in a one street subdivision off popular Bluff Road. Situated on a dead end street, you will enjoy privacy and minimal traffic while still being close to schools, restaurants and all the essentials. New central heat and air installed in July 2025. Enjoy access to the subdivision's swimming pool on those hot summer days. Open 4 BR floor plan with Primary bedroom away from other bedrooms. Fresh paint. Fenced back yard. Large garage with a storage room for convenience. All appointments need a 24 hr notice. Although this house has a Prairieville mailing address it is in the Dutchtown area.

22. 2013-06-03
    soldstatus $125,000
23. 2013-05-30
    soldstatus
24. 2013-02-25
    listed $189,900
25. 2013-02-25
    listed $189,900
26. 2007-02-12
    soldstatus $210,000
27. 2005-11-29
    listed $239,900
28. 2005-11-29
    listed $239,900
29. 2005-04-21
    soldstatus

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/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: $38,268
• − Mortgage interest: −$18,429
• − Property taxes: −$2,432
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − HOA: −$396
• − Depreciation: −$9,571
• Taxable loss: −$328
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $5,134/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: 49,278
• 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

+37.1% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $329,000 AcadianaMLS
• 2026-06-15 Price Changed $329,000 GBRMLS
• 2026-05-07 Price Changed $339,000 AcadianaMLS
• 2026-05-07 Price Changed $339,000 GBRMLS
• 2026-04-27 Price Changed $352,500 GBRMLS
• 2026-04-27 Listed $252,500 GBRMLS
• 2026-04-27 Listed $352,500 AcadianaMLS
• 2013-06-03 Sold (Public Records) $125,000 Public Records
• 2013-05-30 Sold (MLS) — GBRMLS
• 2013-02-25 Listed $189,900 GBRMLS
• 2013-02-25 Listed $189,900 AcadianaMLS
• 2007-02-12 Sold (Public Records) $210,000 Public Records
• 2005-11-29 Listed $239,900 AcadianaMLS
• 2005-11-29 Listed $239,900 GBRMLS
• 2005-04-21 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $2,432 · -1.5% YoY. Source: county tax records.