15467 Oakstone Dr · Prairieville, LA 70769

$240,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily · 65 Days on market

Built 2009 6,098 sqft lot $183/sqft · at area comps Est $251k · at est. $13/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 +19.3/30.0
• ARV discount +9.5/15.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• 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

What a great find! This beautifully maintained three-bedroom, two-bath home offers both comfort and style inside and out. The open floor plan is highlighted by tall ceilings and a neutral paint palette, creating a bright and inviting atmosphere throughout. The kitchen features abundant counter space, a convenient snack bar, and an impressive oversized pantry--perfect for everyday living and entertaining. The spacious primary suite includes a double vanity, tub-shower combination, and two walk-in closets. The additional bedrooms are generously sized and provide ample storage. Located in a welcoming subdivision with a park, walking trails, and lakes for fishing, this home also benefits from excellent schools and a peaceful country atmosphere. Schedule your private showing today!

Key facts

• Double vanity
• Open floor plan
• Excellent schools

Tags

• OPEN FLOOR PLAN
• OVERSIZED PANTRY
• DOUBLE VANITY
• WALKING TRAILS
• LAKES FOR FISHING
• EXCELLENT SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $262 ($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 $223k (7.2% below list).
• Recommended offer: $223k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 65 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $148k; list at $240k implies a 62% 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 $222,650 (7.2% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 7% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $250,910
• List price: $240,000
• Delta: -4.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42356 Cedarstone Ave	0.20mi	3/2.0	1,351 (+3%)	9mo	$249,900	$185	78
15606 Magicstone Ave	0.32mi	3/2.0	1,385 (+5%)	2mo	$249,000	$180	75
42456 Goldstone Ave	0.38mi	3/2.0	1,352 (+3%)	5mo	$220,000	$163	73
42426 Palmstone Ave	0.35mi	3/2.0	1,398 (+6%)	6mo	$245,000	$175	68
42426 Tigers Eye Stone Ave	0.39mi	3/2.0	1,422 (+8%)	0mo	$260,000	$183	68
42314 Marblestone Ave	0.35mi	3/2.0	1,428 (+9%)	2mo	$254,800	$178	67
42409 Cedarstone Ave	0.30mi	3/2.0	1,424 (+8%)	6mo	$249,900	$175	67
42406 Tigers Eye Stone Ave	0.35mi	3/2.0	1,424 (+8%)	11mo	$249,900	$175	61
42462 Harborstone Ave	0.45mi	3/2.0	1,456 (+11%)	1mo	$265,000	$182	60
42438 Harborstone Ave	0.40mi	3/2.0	1,422 (+8%)	10mo	$248,000	$174	59
15364 Mossystone Dr	0.49mi	3/2.0	1,422 (+8%)	6mo	$249,900	$176	58
15388 Mossystone Dr	0.47mi	3/2.0	1,463 (+11%)	9mo	$250,000	$171	51

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-21,233
• Equity at exit: $35,785

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,085
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$100
• HOA: −$13
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $262

Break-even live

Break-even rent $1,895

Max offer price $240,000

Occupancy floor 83%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	44d	1	0.30mi
42481 Baystone Ave Prairieville, LA	3.0	2.0	1422	$1,950	$1.37	14d	1	0.44mi
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	23d	1	0.65mi
16248 Timberstone Dr Prairieville, LA	3.0	2.0	1613	$2,000	$1.24	14d	1	0.70mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 24 events

1. 2026-06-18
   days on market $240,000 Active 65 DOM
2. 2026-06-17
   days on market $240,000 Active 64 DOM
3. 2026-06-16
   days on market $240,000 Active 63 DOM
4. 2026-06-15
   days on market $240,000 Active 62 DOM
5. 2026-06-14
   days on market $240,000 Active 60 DOM
6. 2026-06-10
   days on market $240,000 Active 57 DOM
7. 2026-06-09
   days on market $240,000 Active 56 DOM
8. 2026-06-08
   days on market $240,000 Active 55 DOM
9. 2026-06-07
   days on market $240,000 Active 54 DOM
10. 2026-06-05
    days on market $240,000 Active 51 DOM
11. 2026-06-03
    days on market $240,000 Active 50 DOM
12. 2026-06-02
    days on market $240,000 Active 49 DOM
13. 2026-06-01
    days on market $240,000 Active 48 DOM
14. 2026-05-31
    days on market $240,000 Active 47 DOM
15. 2026-05-31
    days on market $240,000 Active 46 DOM
16. 2026-05-18
    price $240,000 787-char remark

    Show marketing remark (792 chars)

    What a great find! This beautifully maintained three-bedroom, two-bath home offers both comfort and style inside and out. The open floor plan is highlighted by tall ceilings and a neutral paint palette, creating a bright and inviting atmosphere throughout. The kitchen features abundant counter space, a convenient snack bar, and an impressive oversized pantry—perfect for everyday living and entertaining. The spacious primary suite includes a double vanity, tub-shower combination, and two walk-in closets. The additional bedrooms are generously sized and provide ample storage. Located in a welcoming subdivision with a park, walking trails, and lakes for fishing, this home also benefits from excellent schools and a peaceful country atmosphere. Schedule your private showing today!

17. 2026-05-18
    price $240,000 792-char remark

    Show marketing remark (792 chars)

    What a great find! This beautifully maintained three-bedroom, two-bath home offers both comfort and style inside and out. The open floor plan is highlighted by tall ceilings and a neutral paint palette, creating a bright and inviting atmosphere throughout. The kitchen features abundant counter space, a convenient snack bar, and an impressive oversized pantry—perfect for everyday living and entertaining. The spacious primary suite includes a double vanity, tub-shower combination, and two walk-in closets. The additional bedrooms are generously sized and provide ample storage. Located in a welcoming subdivision with a park, walking trails, and lakes for fishing, this home also benefits from excellent schools and a peaceful country atmosphere. Schedule your private showing today!

18. 2026-04-14
    listed $250,000 Active 787-char remark

    Show marketing remark (792 chars)

    What a great find! This beautifully maintained three-bedroom, two-bath home offers both comfort and style inside and out. The open floor plan is highlighted by tall ceilings and a neutral paint palette, creating a bright and inviting atmosphere throughout. The kitchen features abundant counter space, a convenient snack bar, and an impressive oversized pantry—perfect for everyday living and entertaining. The spacious primary suite includes a double vanity, tub-shower combination, and two walk-in closets. The additional bedrooms are generously sized and provide ample storage. Located in a welcoming subdivision with a park, walking trails, and lakes for fishing, this home also benefits from excellent schools and a peaceful country atmosphere. Schedule your private showing today!

19. 2026-04-14
    listed $250,000 Active 792-char remark

    Show marketing remark (792 chars)

    What a great find! This beautifully maintained three-bedroom, two-bath home offers both comfort and style inside and out. The open floor plan is highlighted by tall ceilings and a neutral paint palette, creating a bright and inviting atmosphere throughout. The kitchen features abundant counter space, a convenient snack bar, and an impressive oversized pantry—perfect for everyday living and entertaining. The spacious primary suite includes a double vanity, tub-shower combination, and two walk-in closets. The additional bedrooms are generously sized and provide ample storage. Located in a welcoming subdivision with a park, walking trails, and lakes for fishing, this home also benefits from excellent schools and a peaceful country atmosphere. Schedule your private showing today!

20. 2009-08-03
    soldstatus $148,500
21. 2009-07-31
    soldstatus
22. 2009-05-07
    listed $147,900
23. 2009-05-07
    listed $147,900
24. 2008-11-12
    soldstatus $40,000

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,508 · $126/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,718
• − Mortgage interest: −$13,444
• − Property taxes: −$1,508
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − HOA: −$156
• − Depreciation: −$6,982
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $3,343/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

+500.0% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $240,000 AcadianaMLS
• 2026-05-18 Price Changed $240,000 GBRMLS
• 2026-04-14 Listed $250,000 GBRMLS
• 2026-04-14 Listed $250,000 AcadianaMLS
• 2009-08-03 Sold (Public Records) $148,500 Public Records
• 2009-07-31 Sold (MLS) — GBRMLS
• 2009-05-07 Listed $147,900 AcadianaMLS
• 2009-05-07 Listed $147,900 GBRMLS
• 2008-11-12 Sold (Public Records) $40,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,508 · -1.8% YoY. Source: county tax records.