36244 Belle Parc Ave · Prairieville, LA 70734

$381,455

4 bd · 2.0 ba · 2,015 sqft · Other · 112 Days on market

Built 2026 Fair condition 7,405 sqft lot $189/sqft · 12% below area Est $433k · 12% under $60/mo HOA · 2% 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 +16.4/30.0
• ARV discount +12.9/15.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hadley A Floor Plan by Level Homes underway in Belle Savanne! The Hadley is a thoughtfully designed one-story home featuring four bedrooms, two bathrooms, and just over 2,000 square feet of living space. This open and split floor plan offers both functionality and elegance, perfect for modern living. Upon entering through the inviting front porch with stained cypress beams and a hanging gas lantern, you are welcomed into the foyer that leads seamlessly into the formal dining room, open concept living area, and gourmet kitchen. The living room is centered around a ventless gas fireplace with a Carrara Luxe quartz surround, with the option to add custom built-in wall units. The kitchen boasts custom-painted cabinetry with 5" hardware pulls, a spacious center island with sink and pendant lighting, Carrara Luxe quartz countertops, a classic white beveled tile backsplash, and a stainless-steel appliance package, and a walk-in pantry. The spacious primary suite offers a spa-like bath featuring dual vanities with quartz countertops, framed mirrors, a separate 5' soaking tub, a beautifully tiled shower with a seamless glass enclosure, and a generous walk-in closet. Three additional bedrooms, a full bathroom with dual vanities, and a large laundry room (with an option for custom cabinetry) complete the home. At the garage entry, an optional mud bench or desk area and a coat closet provide additional convenience. The yard will be fully sodded and professionally landscaped, enhancing curb appeal. Estimated completion date of June 2026, buyers can pick/approve certain colors and options for a limited period of time. Belle Savanne is a walkable neighborhood with scenic lakes, green space, and a resort-style pool with cabana. Other homesites and floor plans available. * The completed pictures are not of the actual home but are of the same floorplan; colors and options may vary.

Key facts

• Hanging gas lantern
• Front porch
• 7,405 sq ft lot

Tags

• FRONT PORCH
• STAINED CYPRESS BEAMS
• HANGING GAS LANTERN
• VENTLESS GAS FIREPLACE
• CARRARA LUXE QUARTZ SURROUND
• CUSTOM PAINTED CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $381k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $321k (15.8% below list).
• Recommended offer: $321k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 136 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 $11k 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 112 days — a 9% lower offer ($347k) 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.

Recommended offer $321,100 (15.8% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (median comp): $433,424
• List price: $381,455
• Delta: -11.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-48,162
• Equity at exit: $56,876

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-24,766
• Equity at exit: $32,981

Cash invested: $106,807 (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: 136
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,211 medium
• Mortgage (P&I): −$2,000
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$159
• HOA: −$60
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $217

Break-even live

Break-even rent $2,937

Max offer price $381,455

Occupancy floor 88%

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: $95,364
• Closing costs: $11,444
• 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	1.30mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	1.34mi

HOA detail

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

Listing history 14 events

1. 2026-06-17
   listing id $381,455 Pending 112 DOM
2. 2026-06-14
   status $381,455 Pending 112 DOM
3. 2026-06-10
   days on market $381,455 Active 112 DOM
4. 2026-06-09
   days on market $381,455 Active 111 DOM
5. 2026-06-08
   days on market $381,455 Active 110 DOM
6. 2026-06-07
   days on market $381,455 Active 109 DOM
7. 2026-06-05
   days on market $381,455 Active 106 DOM
8. 2026-06-03
   days on market $381,455 Active 105 DOM
9. 2026-06-02
   days on market $381,455 Active 104 DOM
10. 2026-06-01
    days on market $381,455 Active 103 DOM
11. 2026-05-31
    days on market $381,455 Active 102 DOM
12. 2026-05-31
    days on market $381,455 Active 101 DOM
13. 2026-02-18
    listed $381,455 Active 1901-char remark

    Show marketing remark (1900 chars)

    Hadley A Floor Plan by Level Homes underway in Belle Savanne! The Hadley is a thoughtfully designed one-story home featuring four bedrooms, two bathrooms, and just over 2,000 square feet of living space. This open and split floor plan offers both functionality and elegance, perfect for modern living. Upon entering through the inviting front porch with stained cypress beams and a hanging gas lantern, you are welcomed into the foyer that leads seamlessly into the formal dining room, open concept living area, and gourmet kitchen. The living room is centered around a ventless gas fireplace with a Carrara Luxe quartz surround, with the option to add custom built-in wall units. The kitchen boasts custom-painted cabinetry with 5" hardware pulls, a spacious center island with sink and pendant lighting, Carrara Luxe quartz countertops, a classic white beveled tile backsplash, and a stainless-steel appliance package, and a walk-in pantry. The spacious primary suite offers a spa-like bath featuring dual vanities with quartz countertops, framed mirrors, a separate 5' soaking tub, a beautifully tiled shower with a seamless glass enclosure, and a generous walk-in closet. Three additional bedrooms, a full bathroom with dual vanities, and a large laundry room (with an option for custom cabinetry) complete the home. At the garage entry, an optional mud bench or desk area and a coat closet provide additional convenience. The yard will be fully sodded and professionally landscaped, enhancing curb appeal. Estimated completion date of June 2026, buyers can pick/approve certain colors and options for a limited period of time. Belle Savanne is a walkable neighborhood with scenic lakes, green space, and a resort-style pool with cabana. Other homesites and floor plans available. *The completed pictures are not of the actual home but are of the same floorplan; colors and options may vary.

14. 2026-02-18
    listed $381,455 Active 1900-char remark

    Show marketing remark (1900 chars)

    Hadley A Floor Plan by Level Homes underway in Belle Savanne! The Hadley is a thoughtfully designed one-story home featuring four bedrooms, two bathrooms, and just over 2,000 square feet of living space. This open and split floor plan offers both functionality and elegance, perfect for modern living. Upon entering through the inviting front porch with stained cypress beams and a hanging gas lantern, you are welcomed into the foyer that leads seamlessly into the formal dining room, open concept living area, and gourmet kitchen. The living room is centered around a ventless gas fireplace with a Carrara Luxe quartz surround, with the option to add custom built-in wall units. The kitchen boasts custom-painted cabinetry with 5" hardware pulls, a spacious center island with sink and pendant lighting, Carrara Luxe quartz countertops, a classic white beveled tile backsplash, and a stainless-steel appliance package, and a walk-in pantry. The spacious primary suite offers a spa-like bath featuring dual vanities with quartz countertops, framed mirrors, a separate 5' soaking tub, a beautifully tiled shower with a seamless glass enclosure, and a generous walk-in closet. Three additional bedrooms, a full bathroom with dual vanities, and a large laundry room (with an option for custom cabinetry) complete the home. At the garage entry, an optional mud bench or desk area and a coat closet provide additional convenience. The yard will be fully sodded and professionally landscaped, enhancing curb appeal. Estimated completion date of June 2026, buyers can pick/approve certain colors and options for a limited period of time. Belle Savanne is a walkable neighborhood with scenic lakes, green space, and a resort-style pool with cabana. Other homesites and floor plans available. *The completed pictures are not of the actual home but are of the same floorplan; colors and options may vary.

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: +$889/yr (+$74/mo · 73.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,532
• − Mortgage interest: −$21,367
• − Property taxes: −$1,209
• − Insurance: −$1,907
• − Repairs & maintenance: −$3,083
• − Management: −$3,083
• − HOA: −$720
• − Depreciation: −$11,097
• Taxable loss: −$3,934
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $3,543/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance to improve its condition and value. Painting, minor repairs, and landscaping improvements would significantly enhance its appeal and marketability.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Worn appearance
• Minor Exterior siding — Discoloration
• Minor Hardwood floors — Worn appearance
• Minor Paint — Faded appearance
• Minor Windows — Need new hardware
• Minor Landscaping — Overgrown and minimal

Value-add opportunities

• Both Painting and minor repairs to kitchen and bathrooms — Enhances curb appeal and interior condition
• Both Landscaping and curb appeal improvements — Improves first impression and overall aesthetic
• Both HVAC tune-up — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Worn appearance	Minor	$500–3,000
Exterior siding · Discoloration	Minor	$500–3,000
Hardwood floors · Worn appearance	Minor	$500–3,000
Paint · Faded appearance	Minor	$500–3,000
Windows · Need new hardware	Minor	$500–3,000
Landscaping · Overgrown and minimal	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both Painting and minor repairs to kitchen and bathrooms — Enhances curb appeal and interior condition ↑
• Both Landscaping and curb appeal improvements — Improves first impression and overall aesthetic ↑
• Both HVAC tune-up — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-02-18 Listed $381,455 AcadianaMLS
• 2026-02-18 Listed $381,455 GBRMLS

Property tax history

-1.0%/yr

Latest (2025): $1,209 · -1.3% YoY. Source: county tax records.