14155 La Hwy 73 #30 · Prairieville, LA 70769

$269,500

3 bd · 2.5 ba · 2,016 sqft · Townhouse · 132 Days on market

Built 2008 $134/sqft · 10% above area Est $246k · 10% over $300/mo HOA · 10% 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 +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A standout property that checks all the boxes! This beautifully upgraded condo offers exceptional value in an unbeatable location. Features typically found in much higher-priced properties shine throughout the home. Enjoy tranquil pond views from both levels of the unit. The open, split-level floor plan includes 3 bedrooms and 2.5 bathrooms, plus a second-floor landing ideal for a home office or flex space. The living area showcases double-crown molding, wood flooring, and a cozy gas fireplace. The eat-in kitchen, equipped with granite countertops, stainless steel appliances, and bar seating, also includes a keeping area that opens directly to a large patio--perfect for everyday living and entertaining. The primary ensuite is a relaxing retreat overlooking the pond and features two closets, including a spacious walk-in closet in the bath area. Primary bath offers a dual vanity, separate shower, and garden tub. With its upgrades, layout, and prime location, this condo is truly a must-see!

Key facts

• Two closets
• Dual vanity
• Primary ensuite

Tags

• TRANQUIL POND VIEWS
• OPEN SPLIT-LEVEL FLOOR PLAN
• PRIMARY ENSUITE
• TWO CLOSETS
• SPACIOUS WALK-IN CLOSET
• DUAL VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Rents rising (+3.5%/yr); 492 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 33% of the median local income ($109k/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 $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 132 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 18y 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.

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 $237,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.12% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (median comp): $245,526
• List price: $269,500
• Delta: 9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14155 La Hwy 73 #20	0.00mi	3/2.5	1,975 (-2%)	3mo	$284,000	$144	94
14237 La Hwy 73 Unit D	0.21mi	3/2.5	1,785 (-12%)	18mo	$265,000	$148	56

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-17,276
• Equity at exit: $40,183

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $23,370
• Equity at exit: $23,301

Cash invested: $75,460 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,011 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$112
• HOA: −$300
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $390

Break-even live

Break-even rent $2,518

Max offer price $269,500

Occupancy floor 82%

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.69mi
15279 Oak Heritage Ave Prairieville, LA	1.0–3.0	1.0–2.5	1331	$2,243	$1.69	14d	7	1.21mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	1.42mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: gas

Listing history 44 events

1. 2026-06-18
   days on market $269,500 Active 132 DOM
2. 2026-06-17
   days on market $269,500 Active 131 DOM
3. 2026-06-16
   days on market $269,500 Active 130 DOM
4. 2026-06-15
   days on market $269,500 Active 129 DOM
5. 2026-06-14
   days on market $269,500 Active 127 DOM
6. 2026-06-10
   days on market $269,500 Active 124 DOM
7. 2026-06-09
   days on market $269,500 Active 123 DOM
8. 2026-06-08
   days on market $269,500 Active 122 DOM
9. 2026-06-07
   days on market $269,500 Active 121 DOM
10. 2026-06-05
    days on market $269,500 Active 118 DOM
11. 2026-06-03
    days on market $269,500 Active 117 DOM
12. 2026-06-02
    days on market $269,500 Active 116 DOM
13. 2026-06-01
    days on market $269,500 Active 115 DOM
14. 2026-05-31
    days on market $269,500 Active 114 DOM
15. 2026-05-31
    days on market $269,500 Active 113 DOM
16. 2026-04-23
    price $269,500 1002-char remark

    Show marketing remark (1007 chars)

    A standout property that checks all the boxes! This beautifully upgraded condo offers exceptional value in an unbeatable location. Features typically found in much higher-priced properties shine throughout the home. Enjoy tranquil pond views from both levels of the unit. The open, split-level floor plan includes 3 bedrooms and 2.5 bathrooms, plus a second-floor landing ideal for a home office or flex space. The living area showcases double-crown molding, wood flooring, and a cozy gas fireplace. The eat-in kitchen, equipped with granite countertops, stainless steel appliances, and bar seating, also includes a keeping area that opens directly to a large patio—perfect for everyday living and entertaining. The primary ensuite is a relaxing retreat overlooking the pond and features two closets, including a spacious walk-in closet in the bath area. Primary bath offers a dual vanity, separate shower, and garden tub. With its upgrades, layout, and prime location, this condo is truly a must-see!

17. 2026-04-23
    price $269,500 1007-char remark

    Show marketing remark (1007 chars)

    A standout property that checks all the boxes! This beautifully upgraded condo offers exceptional value in an unbeatable location. Features typically found in much higher-priced properties shine throughout the home. Enjoy tranquil pond views from both levels of the unit. The open, split-level floor plan includes 3 bedrooms and 2.5 bathrooms, plus a second-floor landing ideal for a home office or flex space. The living area showcases double-crown molding, wood flooring, and a cozy gas fireplace. The eat-in kitchen, equipped with granite countertops, stainless steel appliances, and bar seating, also includes a keeping area that opens directly to a large patio—perfect for everyday living and entertaining. The primary ensuite is a relaxing retreat overlooking the pond and features two closets, including a spacious walk-in closet in the bath area. Primary bath offers a dual vanity, separate shower, and garden tub. With its upgrades, layout, and prime location, this condo is truly a must-see!

18. 2026-02-06
    listed $278,000 Active 1007-char remark

    Show marketing remark (1002 chars)

    A standout property that checks all the boxes! This beautifully upgraded condo offers exceptional value in an unbeatable location. Features typically found in much higher-priced properties shine throughout the home. Enjoy tranquil pond views from both levels of the unit. The open, split-level floor plan includes 3 bedrooms and 2.5 bathrooms, plus a second-floor landing ideal for a home office or flex space. The living area showcases double-crown molding, wood flooring, and a cozy gas fireplace. The eat-in kitchen, equipped with granite countertops, stainless steel appliances, and bar seating, also includes a keeping area that opens directly to a large patio--perfect for everyday living and entertaining. The primary ensuite is a relaxing retreat overlooking the pond and features two closets, including a spacious walk-in closet in the bath area. Primary bath offers a dual vanity, separate shower, and garden tub. With its upgrades, layout, and prime location, this condo is truly a must-see!

19. 2026-02-06
    listed $278,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    A standout property that checks all the boxes! This beautifully upgraded condo offers exceptional value in an unbeatable location. Features typically found in much higher-priced properties shine throughout the home. Enjoy tranquil pond views from both levels of the unit. The open, split-level floor plan includes 3 bedrooms and 2.5 bathrooms, plus a second-floor landing ideal for a home office or flex space. The living area showcases double-crown molding, wood flooring, and a cozy gas fireplace. The eat-in kitchen, equipped with granite countertops, stainless steel appliances, and bar seating, also includes a keeping area that opens directly to a large patio--perfect for everyday living and entertaining. The primary ensuite is a relaxing retreat overlooking the pond and features two closets, including a spacious walk-in closet in the bath area. Primary bath offers a dual vanity, separate shower, and garden tub. With its upgrades, layout, and prime location, this condo is truly a must-see!

20. 2025-08-01
    price $275,000
21. 2025-08-01
    price $275,000
22. 2025-03-25
    status Active
23. 2024-12-11
    listed $289,900 Active
24. 2024-12-11
    historical
25. 2024-11-14
    price $289,900
26. 2024-11-13
    price $289,900
27. 2024-09-22
    price $295,000
28. 2024-09-07
    listed $295,000 Active
29. 2024-09-07
    listed $297,000 Active
30. 2014-11-14
    soldstatus
31. 2014-04-28
    listed $185,000
32. 2014-04-28
    listed $185,000
33. 2014-04-28
    listed $185,000
34. 2013-12-23
    listed $213,000
35. 2013-12-23
    listed $213,000
36. 2012-11-14
    listed $213,000
37. 2012-11-14
    listed $213,000
38. 2012-06-06
    listed $210,000
39. 2012-06-06
    listed $210,000
40. 2010-09-24
    listed $1,550
41. 2008-10-30
    soldstatus
42. 2008-10-14
    listed $265,000
43. 2008-10-14
    listed $265,000
44. 2006-06-06
    soldstatus $779,000

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $1,961 · $163/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: $36,136
• − Mortgage interest: −$15,096
• − Property taxes: −$1,961
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,891
• − Management: −$2,891
• − HOA: −$3,600
• − Depreciation: −$7,840
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $4,558/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

-65.4% since first listed

29 events — show timeline

• 2026-04-23 Price Changed $269,500 AcadianaMLS
• 2026-04-23 Price Changed $269,500 GBRMLS
• 2026-02-06 Listed $278,000 GBRMLS
• 2026-02-06 Listed $278,000 AcadianaMLS
• 2025-08-01 Price Changed $275,000 GBRMLS
• 2025-08-01 Price Changed $275,000 AcadianaMLS
• 2025-03-25 Relisted — GBRMLS
• 2024-12-11 Listed $289,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-14 Price Changed $289,900 AcadianaMLS
• 2024-11-13 Price Changed $289,900 GBRMLS
• 2024-09-22 Price Changed $295,000 GBRMLS
• 2024-09-07 Listed $297,000 GBRMLS
• 2024-09-07 Listed $295,000 AcadianaMLS
• 2014-11-14 Sold (MLS) — GBRMLS
• 2014-04-28 Listed $185,000 AcadianaMLS
• 2014-04-28 Listed $185,000 AcadianaMLS
• 2014-04-28 Listed $185,000 GBRMLS
• 2013-12-23 Listed $213,000 AcadianaMLS
• 2013-12-23 Listed $213,000 GBRMLS
• 2012-11-14 Listed $213,000 AcadianaMLS
• 2012-11-14 Listed $213,000 GBRMLS
• 2012-06-06 Listed $210,000 AcadianaMLS
• 2012-06-06 Listed $210,000 GBRMLS
• 2010-09-24 Listed $1,550 GBRMLS
• 2008-10-30 Sold (MLS) — GBRMLS
• 2008-10-14 Listed $265,000 GBRMLS
• 2008-10-14 Listed $265,000 AcadianaMLS
• 2006-06-06 Sold (Public Records) $779,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,961 · -1.5% YoY. Source: county tax records.