18341 Sunset Park Dr · Prairieville, LA 70769

$289,900

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 23 Days on market

Built 2018 6,098 sqft lot Est $289k · at est. $29/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 +11.4/30.0
• ARV discount +7.3/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into one of Prairieville's most conveniently located neighborhoods, this well-kept 3-bedroom, 2-bathroom home offers comfort and style! Less than 10 years old and well-maintained, it features warm wood flooring in the living spaces, beautiful ceramic tile in wet areas, granite countertops, energy-efficient appliances, and spacious bedrooms--including an oversized closet in the primary suite. Outside, enjoy a covered patio and fully fenced backyard ready for quiet mornings or weekend gatherings. Top-rated schools, an easy commute to Baton Rouge, and a move-in-ready feel make this one easy to fall for!

Key facts

• Wood flooring
• Oversized closet
• Covered patio

Tags

• WOOD FLOORING
• CERAMIC TILE
• GRANITE COUNTERTOPS
• ENERGY-EFFICIENT APPLIANCES
• OVERSIZED CLOSET
• COVERED PATIO

Property features AI

Finance

• Other: Located in the Hidden Farms subdivision
• HOA & community: Homeowners association with an annual fee of $350 (approximately $29.17/month)

Exterior

• Parking: 2 total parking spaces; Garage with garage door opener; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Built on a 0.14-acre (approximately 50 x 125) lot
• Exterior features: Patio; Porch; Fully wood fenced yard; Level lot

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings; Tile and wood flooring (includes ceramic tile)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (22.3% below list).
• Recommended offer: $225k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 23 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $225,313 (22.3% 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: 0.78% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $288,727
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38487 Brown Rd	0.08mi	3/2.0	1,616 (+0%)	7mo	$289,900	$179	90
38451 Brown Rd	0.15mi	3/2.0	1,588 (-2%)	4mo	$284,900	$179	87
38323 Cotton Creek Ave	0.18mi	3/2.0	1,601 (-1%)	4mo	$279,500	$175	87
38461 Brown Rd	0.13mi	3/2.0	1,677 (+4%)	7mo	$299,900	$179	81
38329 Brown Rd	0.24mi	3/2.0	1,616 (+0%)	20mo	$2,000	$1	72
38415 Brown Rd	0.21mi	3/2.0	1,670 (+4%)	17mo	$299,000	$179	71
38287 Cotton Creek Ave	0.14mi	3/2.0	1,679 (+4%)	20mo	$294,900	$176	70
18516 Hope Villa Dr	0.55mi	3/2.0	1,810 (+12%)	17mo	$379,000	$209	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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-52,267
• Equity at exit: $43,225

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-49,387
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$121
• HOA: −$29
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-99

Break-even live

Break-even rent $2,379

Max offer price $272,373

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-17	+0% $-99	+5% $-181	+10% $-263
Rent	-10% $-277	-5% $-188	+0% $-99	+5% $-10	+10% $79
Rate	-1.0pp $47	-0.5pp $-25	base $-99	+0.5pp $-174	+1.0pp $-251

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	14d	1	1.05mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	14d	15	1.08mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	14d	1	1.09mi
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	44d	1	1.23mi
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	44d	1	1.36mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	19d	1	1.47mi
17091 Swamp Rd E #901 Prairieville, LA	3.0	2.0	1280	$1,600	$1.25	44d	1	1.47mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 28 events

1. 2026-06-18
   days on market $289,900 Active 23 DOM
2. 2026-06-17
   days on market $289,900 Active 22 DOM
3. 2026-06-16
   days on market $289,900 Active 21 DOM
4. 2026-06-15
   days on market $289,900 Active 20 DOM
5. 2026-06-14
   days on market $289,900 Active 18 DOM
6. 2026-06-10
   days on market $289,900 Active 15 DOM
7. 2026-06-09
   days on market $289,900 Active 14 DOM
8. 2026-06-08
   days on market $289,900 Active 13 DOM
9. 2026-06-07
   days on market $289,900 Active 12 DOM
10. 2026-06-05
    days on market $289,900 Active 9 DOM
11. 2026-06-03
    days on market $289,900 Active 8 DOM
12. 2026-06-02
    days on market $289,900 Active 7 DOM
13. 2026-06-01
    days on market $289,900 Active 6 DOM
14. 2026-05-31
    days on market $289,900 Active 5 DOM
15. 2026-05-31
    days on market $289,900 Active 4 DOM
16. 2026-05-26
    listed $289,900 Active

    Show marketing remark (614 chars)

    Tucked into one of Prairieville's most conveniently located neighborhoods, this well-kept 3-bedroom, 2-bathroom home offers comfort and style! Less than 10 years old and well-maintained, it features warm wood flooring in the living spaces, beautiful ceramic tile in wet areas, granite countertops, energy-efficient appliances, and spacious bedrooms--including an oversized closet in the primary suite. Outside, enjoy a covered patio and fully fenced backyard ready for quiet mornings or weekend gatherings. Top-rated schools, an easy commute to Baton Rouge, and a move-in-ready feel make this one easy to fall for!

17. 2026-05-26
    listed $289,900 Active 614-char remark

    Show marketing remark (614 chars)

    Tucked into one of Prairieville's most conveniently located neighborhoods, this well-kept 3-bedroom, 2-bathroom home offers comfort and style! Less than 10 years old and well-maintained, it features warm wood flooring in the living spaces, beautiful ceramic tile in wet areas, granite countertops, energy-efficient appliances, and spacious bedrooms--including an oversized closet in the primary suite. Outside, enjoy a covered patio and fully fenced backyard ready for quiet mornings or weekend gatherings. Top-rated schools, an easy commute to Baton Rouge, and a move-in-ready feel make this one easy to fall for!

18. 2025-07-12
    price $289,999
19. 2025-07-12
    price $289,999
20. 2025-06-15
    price $295,000
21. 2025-06-15
    price $295,000
22. 2025-06-10
    price $299,000
23. 2025-06-10
    price $299,000
24. 2025-06-01
    listed $300,000 Active
25. 2025-05-31
    listed $300,000 Active
26. 2018-02-15
    soldstatus Sold
27. 2017-11-03
    listed $212,900
28. 2017-11-03
    listed $212,900

ⓘ 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: $2,510 · $209/mo
• Projected year-2 tax: $2,510 · $209/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: $27,038
• − Mortgage interest: −$16,239
• − Property taxes: −$2,510
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − HOA: −$348
• − Depreciation: −$8,433
• Taxable loss: −$6,268
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $314/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

• Census place: Prairieville, LA
• 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

+36.2% since first listed

13 events — show timeline

• 2026-05-26 Listed $289,900 GBRMLS
• 2026-05-26 Listed $289,900 AcadianaMLS
• 2025-07-12 Price Changed $289,999 AcadianaMLS
• 2025-07-12 Price Changed $289,999 GBRMLS
• 2025-06-15 Price Changed $295,000 AcadianaMLS
• 2025-06-15 Price Changed $295,000 GBRMLS
• 2025-06-10 Price Changed $299,000 AcadianaMLS
• 2025-06-10 Price Changed $299,000 GBRMLS
• 2025-06-01 Listed $300,000 GBRMLS
• 2025-05-31 Listed $300,000 AcadianaMLS
• 2018-02-15 Sold (MLS) — GBRMLS
• 2017-11-03 Listed $212,900 AcadianaMLS
• 2017-11-03 Listed $212,900 GBRMLS

Property tax history

+28.0%/yr

Latest (2025): $2,510 · -1.5% YoY. Source: county tax records.