17018 Enterprise Ave · Prairieville, LA 70769

$275,000

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 29 Days on market

Built 2013 6,098 sqft lot Est $277k · at est. $21/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 +10.9/30.0
• ARV discount +7.9/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3 bed, 2 bath home offering 1,613 living sq ft with an inviting open floor plan designed for both everyday living and entertaining! The kitchen is sure to impress with a gas stove, slab granite countertops, stainless steel appliances, and rich birch cabinetry that provides both style and functionality. The spacious primary suite offers a relaxing retreat featuring an en-suite bathroom complete with double vanities, a garden soaking tub, separate shower, water closet, and a large walk-in closet. You'll also appreciate the storage closet in the guest bathroom for added convenience. Recent updates include new flooring installed in 2026 in the primary bedroom and hallway, along with a 2024 upgraded 3.5-ton AC system featuring both inside and outside units for enhanced comfort and efficiency. Step outside and enjoy year-round outdoor living with the screened-in sunroom added in 2020, plus a gas hookup ready for outdoor entertaining and grilling. The fully fenced backyard includes gates on both sides for easy access. Additional bonuses include the workbench in the garage remaining, along with the dryer, refrigerator, and even the 65-inch TV--making this home truly move-in ready! Seller will also leave all ring cameras and doorbell. Conveniently located right next to the neighborhood park, playground, and pond, you'll love the sense of community with neighborhood events including volleyball tournaments, Halloween parties, and more. No flood insurance required! 100% financing available! Schedule your private showing today before this one is gone!

Key facts

• Open floor plan
• Gas stove
• En-suite bathroom

Tags

• OPEN FLOOR PLAN
• GAS STOVE
• SLAB GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BIRCH CABINETRY
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Subdivision: Bullion Crossing
• HOA & community: Homeowners association with an annual fee of $250

Exterior

• Parking: Attached garage with garage door opener; 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single family residence; Residential property; Built by Dsld, LLC
• Construction: Vinyl siding, frame, and brick construction; Slab foundation; Model: Fareham
• Exterior features: Covered, screened porch; Full privacy wood fencing; Shingle roof; Level lot

Interior

• Kitchen: Range; Oven; Ice maker; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Tile; Ceramic tile; Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: High ceilings; Window treatments; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (23.2% below list).
• Recommended offer: $211k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $8k 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 29 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.
• Current owner paid $226k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,296 (23.2% 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: 0.77% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $277,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37238 Market Place Dr	0.08mi	3/2.0	1,613 (0%)	3mo	$279,900	$174	94
16523 Gallion Dr	0.14mi	3/2.0	1,613 (0%)	1mo	$272,000	$169	92
16527 Walk Around Ave	0.13mi	3/2.0	1,560 (-3%)	1mo	$275,000	$176	88
17080 Enterprise Ave	0.12mi	3/2.0	1,566 (-3%)	6mo	$274,900	$176	84
37219 Corvette Dr	0.17mi	3/2.0	1,561 (-3%)	5mo	$269,900	$173	83
16483 Walk Around Ave	0.20mi	3/2.0	1,759 (+9%)	11mo	$299,900	$170	66
17179 Grove Dr	0.49mi	3/2.0	1,740 (+8%)	4mo	$299,000	$172	61
38073 Cove Ct	0.73mi	3/2.0	1,548 (-4%)	4mo	$260,000	$168	56
17223 N Lake Dr	0.67mi	3/2.0	1,550 (-4%)	10mo	$275,000	$177	54
38061 Cove Ct	0.72mi	3/2.0	1,641 (+2%)	13mo	$279,900	$171	53
17168 Grove Dr	0.45mi	3/2.0	1,839 (+14%)	6mo	$314,700	$171	51
38057 Cove Ct	0.74mi	3/2.0	1,513 (-6%)	12mo	$260,000	$172	45

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: -18.9%
• Equity multiple: 0.33×
• Total profit: $-51,261
• Equity at exit: $41,003

10-year hold

• IRR: -10.6%
• Equity multiple: 0.34×
• Total profit: $-50,498
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$115
• HOA: −$21
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-120

Break-even live

Break-even rent $2,265

Max offer price $253,735

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17091 Swamp Rd E #901 Prairieville, LA	3.0	2.0	1280	$1,600	$1.25	43d	1	0.29mi
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	43d	1	0.72mi
18163 Pinehurst Dr Prairieville, LA	3.0	2.5	1628	$1,850	$1.14	14d	1	0.88mi
18177 Pinehurst Dr Prairieville, LA	3.0	2.5	2100	$2,400	$1.14	14d	1	0.91mi
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	43d	1	0.94mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	14d	1	1.44mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	43d	1	1.46mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	14d	1	1.46mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergas

Listing history 25 events

1. 2026-06-18
   days on market $275,000 Active 29 DOM
2. 2026-06-17
   days on market $275,000 Active 28 DOM
3. 2026-06-16
   days on market $275,000 Active 27 DOM
4. 2026-06-15
   days on market $275,000 Active 26 DOM
5. 2026-06-14
   days on market $275,000 Active 24 DOM
6. 2026-06-10
   days on market $275,000 Active 21 DOM
7. 2026-06-09
   days on market $275,000 Active 20 DOM
8. 2026-06-08
   days on market $275,000 Active 19 DOM
9. 2026-06-07
   days on market $275,000 Active 18 DOM
10. 2026-06-05
    days on market $275,000 Active 15 DOM
11. 2026-06-03
    days on market $275,000 Active 14 DOM
12. 2026-06-02
    days on market $275,000 Active 13 DOM
13. 2026-06-01
    days on market $275,000 Active 12 DOM
14. 2026-05-31
    days on market $275,000 Active 11 DOM
15. 2026-05-31
    days on market $275,000 Active 10 DOM
16. 2026-05-20
    listed $275,000 Active

    Show marketing remark (1608 chars)

    Welcome home to this beautifully maintained 3 bed, 2 bath home offering 1,613 living sq ft with an inviting open floor plan designed for both everyday living and entertaining! The kitchen is sure to impress with a gas stove, slab granite countertops, stainless steel appliances, and rich birch cabinetry that provides both style and functionality. The spacious primary suite offers a relaxing retreat featuring an en-suite bathroom complete with double vanities, a garden soaking tub, separate shower, water closet, and a large walk-in closet. You'll also appreciate the storage closet in the guest bathroom for added convenience. Recent updates include new flooring installed in 2026 in the primary bedroom and hallway, along with a 2024 upgraded 3.5-ton AC system featuring both inside and outside units for enhanced comfort and efficiency. Step outside and enjoy year-round outdoor living with the screened-in sunroom added in 2020, plus a gas hookup ready for outdoor entertaining and grilling. The fully fenced backyard includes gates on both sides for easy access. Additional bonuses include the workbench in the garage remaining, along with the dryer, refrigerator, and even the 65-inch TV--making this home truly move-in ready! Seller will also leave all ring cameras and doorbell. Conveniently located right next to the neighborhood park, playground, and pond, you'll love the sense of community with neighborhood events including volleyball tournaments, Halloween parties, and more. No flood insurance required! 100% financing available! Schedule your private showing today before this one is gone!

17. 2026-05-20
    listed $275,000 Active 1608-char remark

    Show marketing remark (1608 chars)

    Welcome home to this beautifully maintained 3 bed, 2 bath home offering 1,613 living sq ft with an inviting open floor plan designed for both everyday living and entertaining! The kitchen is sure to impress with a gas stove, slab granite countertops, stainless steel appliances, and rich birch cabinetry that provides both style and functionality. The spacious primary suite offers a relaxing retreat featuring an en-suite bathroom complete with double vanities, a garden soaking tub, separate shower, water closet, and a large walk-in closet. You'll also appreciate the storage closet in the guest bathroom for added convenience. Recent updates include new flooring installed in 2026 in the primary bedroom and hallway, along with a 2024 upgraded 3.5-ton AC system featuring both inside and outside units for enhanced comfort and efficiency. Step outside and enjoy year-round outdoor living with the screened-in sunroom added in 2020, plus a gas hookup ready for outdoor entertaining and grilling. The fully fenced backyard includes gates on both sides for easy access. Additional bonuses include the workbench in the garage remaining, along with the dryer, refrigerator, and even the 65-inch TV--making this home truly move-in ready! Seller will also leave all ring cameras and doorbell. Conveniently located right next to the neighborhood park, playground, and pond, you'll love the sense of community with neighborhood events including volleyball tournaments, Halloween parties, and more. No flood insurance required! 100% financing available! Schedule your private showing today before this one is gone!

18. 2018-03-19
    soldstatus $225,500
19. 2018-03-16
    soldstatus Sold 846-char remark

    Show marketing remark (846 chars)

    BETTER THAN NEW CONSTRUCTION…. .This energy smart home by DSLD in great location and in the Dutchtown School District. Open plan with wood flooring in living room, KITCHEN has slab granite, stainless steel/gas stove appliance package, rich birch cabinets. MASTER BATH has separate shower & garden tub, double vanity, tremendous closet. EXTRAS: Patio gas hookup for outside entertainment, tankless water heater, radiant barrier decking in attic, low E-2 double insulation windows. SELLER HAS ADDED: Gutters all around home, complete privacy wood fence w/ gates on both sides and flooring in attic. . REMAINING: the kitchen refrigerator and all blinds. Home is located one house from the subdivision playground and park & nature trail. Qualifies for RD. NO FLOOD INS REQ. Termite certificate since home was built. AHS Warranty.

20. 2018-02-12
    status Pending 846-char remark

    Show marketing remark (846 chars)

    BETTER THAN NEW CONSTRUCTION…. .This energy smart home by DSLD in great location and in the Dutchtown School District. Open plan with wood flooring in living room, KITCHEN has slab granite, stainless steel/gas stove appliance package, rich birch cabinets. MASTER BATH has separate shower & garden tub, double vanity, tremendous closet. EXTRAS: Patio gas hookup for outside entertainment, tankless water heater, radiant barrier decking in attic, low E-2 double insulation windows. SELLER HAS ADDED: Gutters all around home, complete privacy wood fence w/ gates on both sides and flooring in attic. . REMAINING: the kitchen refrigerator and all blinds. Home is located one house from the subdivision playground and park & nature trail. Qualifies for RD. NO FLOOD INS REQ. Termite certificate since home was built. AHS Warranty.

21. 2018-01-02
    listed $227,000 Active 846-char remark

    Show marketing remark (846 chars)

    BETTER THAN NEW CONSTRUCTION…. .This energy smart home by DSLD in great location and in the Dutchtown School District. Open plan with wood flooring in living room, KITCHEN has slab granite, stainless steel/gas stove appliance package, rich birch cabinets. MASTER BATH has separate shower & garden tub, double vanity, tremendous closet. EXTRAS: Patio gas hookup for outside entertainment, tankless water heater, radiant barrier decking in attic, low E-2 double insulation windows. SELLER HAS ADDED: Gutters all around home, complete privacy wood fence w/ gates on both sides and flooring in attic. . REMAINING: the kitchen refrigerator and all blinds. Home is located one house from the subdivision playground and park & nature trail. Qualifies for RD. NO FLOOD INS REQ. Termite certificate since home was built. AHS Warranty.

22. 2018-01-02
    listed $227,000

    Show marketing remark (846 chars)

    BETTER THAN NEW CONSTRUCTION…. .This energy smart home by DSLD in great location and in the Dutchtown School District. Open plan with wood flooring in living room, KITCHEN has slab granite, stainless steel/gas stove appliance package, rich birch cabinets. MASTER BATH has separate shower & garden tub, double vanity, tremendous closet. EXTRAS: Patio gas hookup for outside entertainment, tankless water heater, radiant barrier decking in attic, low E-2 double insulation windows. SELLER HAS ADDED: Gutters all around home, complete privacy wood fence w/ gates on both sides and flooring in attic. . REMAINING: the kitchen refrigerator and all blinds. Home is located one house from the subdivision playground and park & nature trail. Qualifies for RD. NO FLOOD INS REQ. Termite certificate since home was built. AHS Warranty.

23. 2013-07-10
    soldstatus
24. 2013-02-28
    listed $183,900
25. 2013-02-28
    listed $183,900

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,543 · $212/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 · 22 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: $25,356
• − Mortgage interest: −$15,404
• − Property taxes: −$2,543
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$252
• − Depreciation: −$8,000
• Taxable loss: −$6,275
• Est. tax savings @ 24.0%: +$1,506
• After-tax cash flow: $62/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

+49.5% since first listed

10 events — show timeline

• 2026-05-20 Listed $275,000 AcadianaMLS
• 2026-05-20 Listed $275,000 GBRMLS
• 2018-03-19 Sold (Public Records) $225,500 Public Records
• 2018-03-16 Sold (MLS) — GBRMLS
• 2018-02-12 Pending — GBRMLS
• 2018-01-02 Listed $227,000 AcadianaMLS
• 2018-01-02 Listed $227,000 GBRMLS
• 2013-07-10 Sold (MLS) — GBRMLS
• 2013-02-28 Listed $183,900 AcadianaMLS
• 2013-02-28 Listed $183,900 GBRMLS

Property tax history

+13.6%/yr

Latest (2025): $2,543 · -1.5% YoY. Source: county tax records.