37448 Dutchtown Crossing Ave · Prairieville, LA 70737

$310,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 62 Days on market

Built 2006 10,454 sqft lot $172/sqft · 14% below area Est $362k · 14% under $45/mo HOA · 2% 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).

• ARV discount +14.0/15.0
• Cash flow +13.9/30.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Old Dutchtown community in Gonzales, this well-appointed home offers the perfect balance of convenience and comfort, just minutes from I-10, shopping, dining, schools, and everyday essentials. The thoughtfully designed open layout creates an easy flow for both daily living and entertaining. The living area showcases hardwood flooring, a cozy fireplace with a cypress mantle, and custom built-in cypress cabinetry. The kitchen is both functional and inviting, featuring cypress cabinets, a large center island with bar seating, stainless steel appliances, and a gas cooktop. It opens seamlessly into the dining space, where a wall of windows brings in natural light and offers peaceful views of the backyard and the neighboring horse pasture--providing a unique sense of privacy and a touch of country charm. The split floor plan places the primary suite on its own side of the home, offering a spacious retreat complete with dual vanities and a large walk-in closet. Two additional bedrooms are located toward the front of the home and share a full bath. Outside, enjoy a fully fenced backyard and a comfortable patio area--perfect for relaxing while taking in the scenic surroundings. Old Dutchtown residents have access to community amenities including a pool, clubhouse, playground, and lakes. This home is located in Flood Zone X and has never flooded.

Key facts

• Hardwood flooring
• Large center island
• Cypress cabinets

Tags

• HARDWOOD FLOORING
• COZY FIREPLACE
• CYPRESS MANTLE
• CUSTOM BUILT-IN CABINETRY
• CYPRESS CABINETS
• LARGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $32 ($383/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 $263k (15.2% below list).
• Recommended offer: $263k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents rising (+3.3%/yr); 567 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 62 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $244k; 27% 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 $262,935 (15.2% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $362,389
• List price: $310,000
• Delta: -14.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13229 Old Dutchtown Ave	0.30mi	3/2.5	1,822 (+1%)	9mo	$330,000	$181	74
13008 Dutchtown Mill Dr	0.49mi	3/2.0	1,745 (-3%)	2mo	$314,000	$180	70
37416 Dutchtown Crossing Ave	0.06mi	4/3.0 (+1)	1,985 (+10%)	1mo	$339,500	$171	70
37503 Dutchtown Crossing Ave	0.11mi	4/3.0 (+1)	1,959 (+9%)	4mo	$350,000	$179	68
38183 Sunshine St	0.60mi	3/2.0	1,762 (-2%)	6mo	$224,500	$127	63
37510 Dutchtown Crossing Ave	0.12mi	4/2.5 (+1)	2,055 (+14%)	3mo	$349,000	$170	61
13416 Bayou Oak St	0.65mi	3/2.0	1,760 (-2%)	10mo	$200,000	$114	57
13313 Mill Grove Dr	0.39mi	4/3.0 (+1)	1,950 (+8%)	10mo	$365,000	$187	51
12449 Faucheux Rd	0.66mi	4/2.0 (+1)	1,930 (+7%)	5mo	$230,000	$119	48
37182 Cobblestone Ave	0.52mi	4/2.0 (+1)	1,928 (+7%)	14mo	$320,000	$166	48
37092 Sue St	0.71mi	3/2.0	1,534 (-15%)	8mo	$285,000	$186	36
13080 Depen St	0.67mi	3/3.5	2,040 (+13%)	6mo	$195,000	$96	35

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-47,530
• Equity at exit: $46,222

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-36,007
• Equity at exit: $26,803

Cash invested: $86,800 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$245 /mo · $2,945/yr
• Insurance: −$129
• HOA: −$45
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $32

Break-even live

Break-even rent $2,589

Max offer price $310,000

Occupancy floor 94%

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: $77,500
• Closing costs: $9,300
• 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	0.41mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	43d	1	0.48mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: gaspool

Listing history 29 events

1. 2026-06-18
   days on market $310,000 Active 62 DOM
2. 2026-06-17
   days on market $310,000 Active 61 DOM
3. 2026-06-16
   days on market $310,000 Active 60 DOM
4. 2026-06-15
   days on market $310,000 Active 59 DOM
5. 2026-06-14
   days on market $310,000 Active 57 DOM
6. 2026-06-10
   days on market $310,000 Active 54 DOM
7. 2026-06-09
   days on market $310,000 Active 53 DOM
8. 2026-06-08
   days on market $310,000 Active 52 DOM
9. 2026-06-07
   days on market $310,000 Active 51 DOM
10. 2026-06-05
    days on market $310,000 Active 48 DOM
11. 2026-06-03
    days on market $310,000 Active 47 DOM
12. 2026-06-02
    days on market $310,000 Active 46 DOM
13. 2026-06-01
    days on market $310,000 Active 45 DOM
14. 2026-05-31
    days on market $310,000 Active 44 DOM
15. 2026-05-31
    days on market $310,000 Active 43 DOM
16. 2026-04-17
    listed $310,000 Active 1393-char remark

    Show marketing remark (1403 chars)

    Located in the highly sought-after Old Dutchtown community in Gonzales, this well-appointed home offers the perfect balance of convenience and comfort, just minutes from I-10, shopping, dining, schools, and everyday essentials. The thoughtfully designed open layout creates an easy flow for both daily living and entertaining. The living area showcases hardwood flooring, a cozy fireplace with a cypress mantle, and custom built-in cypress cabinetry. The kitchen is both functional and inviting, featuring cypress cabinets, a large center island with bar seating, stainless steel appliances, and a gas cooktop. It opens seamlessly into the dining space, where a wall of windows brings in natural light and offers peaceful views of the backyard and the neighboring horse pasture—providing a unique sense of privacy and a touch of country charm. The split floor plan places the primary suite on its own side of the home, offering a spacious retreat complete with dual vanities and a large walk-in closet. Two additional bedrooms are located toward the front of the home and share a full bath. Outside, enjoy a fully fenced backyard and a comfortable patio area—perfect for relaxing while taking in the scenic surroundings. Old Dutchtown residents have access to community amenities including a pool, clubhouse, playground, and lakes. This home is located in Flood Zone X and has never flooded.

17. 2026-04-17
    listed $310,000 Active 1403-char remark

    Show marketing remark (1403 chars)

    Located in the highly sought-after Old Dutchtown community in Gonzales, this well-appointed home offers the perfect balance of convenience and comfort, just minutes from I-10, shopping, dining, schools, and everyday essentials. The thoughtfully designed open layout creates an easy flow for both daily living and entertaining. The living area showcases hardwood flooring, a cozy fireplace with a cypress mantle, and custom built-in cypress cabinetry. The kitchen is both functional and inviting, featuring cypress cabinets, a large center island with bar seating, stainless steel appliances, and a gas cooktop. It opens seamlessly into the dining space, where a wall of windows brings in natural light and offers peaceful views of the backyard and the neighboring horse pasture—providing a unique sense of privacy and a touch of country charm. The split floor plan places the primary suite on its own side of the home, offering a spacious retreat complete with dual vanities and a large walk-in closet. Two additional bedrooms are located toward the front of the home and share a full bath. Outside, enjoy a fully fenced backyard and a comfortable patio area—perfect for relaxing while taking in the scenic surroundings. Old Dutchtown residents have access to community amenities including a pool, clubhouse, playground, and lakes. This home is located in Flood Zone X and has never flooded.

18. 2024-12-05
    historical
19. 2024-10-07
    status Active
20. 2024-10-05
    historical
21. 2024-06-05
    price $315,000
22. 2024-03-27
    listed $325,000 Active
23. 2024-03-27
    listed $315,000
24. 2006-11-16
    soldstatus $243,900
25. 2006-11-15
    soldstatus
26. 2006-09-29
    listed $239,900
27. 2006-09-29
    listed $239,900
28. 2005-11-29
    listed $229,900
29. 2005-11-29
    listed $229,900

ⓘ 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: $2,945 · $245/mo
• Projected year-2 tax: $2,945 · $245/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: $31,552
• − Mortgage interest: −$17,365
• − Property taxes: −$2,945
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − HOA: −$540
• − Depreciation: −$9,018
• Taxable loss: −$4,914
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $1,563/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): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• 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

+34.8% since first listed

14 events — show timeline

• 2026-04-17 Listed $310,000 GBRMLS
• 2026-04-17 Listed $310,000 AcadianaMLS
• 2024-12-05 Delisted — GBRMLS
• 2024-10-07 Relisted — GBRMLS
• 2024-10-05 Delisted — GBRMLS
• 2024-06-05 Price Changed $315,000 GBRMLS
• 2024-03-27 Listed $315,000 AcadianaMLS
• 2024-03-27 Listed $325,000 GBRMLS
• 2006-11-16 Sold (Public Records) $243,900 Public Records
• 2006-11-15 Sold (MLS) — GBRMLS
• 2006-09-29 Listed $239,900 GBRMLS
• 2006-09-29 Listed $239,900 AcadianaMLS
• 2005-11-29 Listed $229,900 AcadianaMLS
• 2005-11-29 Listed $229,900 GBRMLS

Property tax history

+0.2%/yr

Latest (2025): $2,945 · -1.5% YoY. Source: county tax records.