37030 Cobblestone Ave · Prairieville, LA 70734

$300,000

3 bd · 2.0 ba · 1,847 sqft · SingleFamily · 1 Days on market

Built 2002 0.25 ac lot Est $327k · 8% under $25/mo HOA · 1% of rent

---

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 +22.8/30.0
• ARV discount +11.2/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FRESHLY PAINTED, UPDATED AND MOVE IN READY! Unique 3BR/2BA split floor plan located on an elevated corner lot with tons of curb appeal. Centrally located in the heart of Dutchtown in one of the state's top rated school districts. Convenient to tons of local amenities, industrial employment areas, shopping, recreational facilities, and Interstate 12. Inside, this home boasts of 13 and 14 ft. vaulted ceilings, gas fireplace, built in surround sound, top of the line lighting fixtures and ceiling fans, real wood engineered flooring, full cabinet lighting and much more! This home is guaranteed pet and smoke free! Mulit-zoned security system and tons of landscape and security lighting keeps this home fully protected. The backyard shines with a fully landscaped facade complete with a large aluminum canopy and fire pit which make it perfect for entertaining. To accommodate all those guests, large families, or the avid sportsman, the property has enough parking for up to 8 cars, or discreetly conceal a boat behind the extravagant privacy fence complete with ornate 14' iron gate. This home contains all the latest upgrades to keep it maintenance free for years to come. The air conditioning unit has been upgraded to a 17 SEER dual speed 5 ton unit to keep this home super cool even on the warmest of days. Energy efficient vinyl windows have been strategically placed to keep that summer sun at bay. Newer architectural roof installed in 2008 looks stunning and keeps this home high and dry. Supersonic internet and cable speeds due to the fiber optic backbone. Pre-wired for up to 9 TV's! Make the call and schedule your tour today!

Key facts

• No carpet
• Split floor plan
• Quaint gas fireplace

Tags

• SPLIT FLOOR PLAN
• DUAL DRIVEWAYS
• FRESHLY PAINTED INTERIOR
• NO CARPET
• QUAINT GAS FIREPLACE
• BONUS FORMAL DINING AREA

Property features AI

Finance

• Other: Located in the Cobblestone Parc subdivision
• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: Garage with garage door opener (4 parking spaces total)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential single-family detached home
• Construction: Vinyl siding, frame, and brick construction; Slab foundation; Built using standard construction materials
• Exterior features: Privacy wood fencing; Shingle roof; Therapeutic whirlpool / spa (bath)

Interior

• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Crown molding; High ceilings; Gas log, ventless fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 8.4% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $215k; 40% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $326,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37055 John St	0.17mi	3/2.5	1,716 (-7%)	7mo	$285,000	$166	72
36259 Belle Parc Ave	0.61mi	3/2.0	1,834 (-1%)	1mo	$374,900	$204	70
37038 Mill Wood Ave	0.50mi	3/2.0	1,876 (+2%)	11mo	$295,000	$157	65
12387 Old Millstone Dr	0.72mi	3/2.0	1,875 (+2%)	9mo	$349,900	$187	56
13237 Belle Reine Dr	0.59mi	3/2.0	2,019 (+9%)	1mo	$404,691	$200	56
36310 Belle Reserve Ave	0.60mi	3/2.0	2,039 (+10%)	0mo	$350,000	$172	54
12412 Mill House Dr	0.66mi	4/3.0 (+1)	1,878 (+2%)	8mo	$330,000	$176	50
13308 Belle Prairie Dr	0.43mi	4/2.0 (+1)	2,113 (+14%)	2mo	$443,000	$210	49
12410 Sugarmill Dr	0.67mi	3/2.0	1,676 (-9%)	10mo	$325,000	$194	45
12501 Dutchtown Villa Dr	0.62mi	3/2.0	1,584 (-14%)	4mo	$265,000	$167	44
37416 Dutchtown Crossing Ave	0.73mi	4/3.0 (+1)	1,985 (+8%)	1mo	$339,500	$171	43
37380 Mill Park Ave	0.72mi	4/2.0 (+1)	2,086 (+13%)	10mo	$370,000	$177	31

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-15,502
• Equity at exit: $44,731

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $29,032
• Equity at exit: $25,939

Cash invested: $84,000 (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 70734

• Home prices YoY: -21.6%
• Active inventory: 136
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,109 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $520

Break-even live

Break-even rent $2,450

Max offer price $300,000

Occupancy floor 78%

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: $75,000
• Closing costs: $9,000
• 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	14d	2	0.71mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	43d	1	0.85mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gasinternetcablesecurity

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $300,000 Active 1 DOM

ⓘ 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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $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 · 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: $37,306
• − Mortgage interest: −$16,805
• − Property taxes: −$2,548
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − HOA: −$300
• − Depreciation: −$8,727
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $5,896/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

+88.8% since first listed

12 events — show timeline

• 2026-06-17 Listed $300,000 GBRMLS
• 2016-05-06 Sold (Public Records) $215,000 Public Records
• 2016-05-04 Sold (MLS) — GBRMLS
• 2016-04-04 Pending — GBRMLS
• 2016-02-01 Price Changed $219,000 GBRMLS
• 2016-01-05 Price Changed $230,000 GBRMLS
• 2015-10-01 Listed $235,000 GBRMLS
• 2015-10-01 Listed $219,000 AcadianaMLS
• 2003-02-25 Sold (Public Records) $158,000 Public Records
• 2002-08-16 Sold (MLS) — GBRMLS
• 2001-12-07 Listed $158,873 GBRMLS
• 2001-12-07 Listed $158,873 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $2,548 · -1.5% YoY. Source: county tax records.