None · Prairieville, LA 70769

$275,000

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

Built 2012 8,712 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 +11.0/30.0
• 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

Don’t miss out on this great Prairieville home on a corner lot in popular Bullion Crossing subdivision! Kitchen is equipped with stainless steel appliances and large island with slab granite; bathrooms also include slab granite countertops. This home is just one block from Bullion Crossing Primary and across the street from the subdivision park. Convenient to so much in the surrounding area; also walking distance to a few of the area’s yummy restaurants (Agave, Geisha, Hannah Q & Hot Tails). Sellers are including the refrigerator. Call to schedule your showing today!

Key facts

• Large center island
• Corner lot
• Birch cabinetry

Tags

• CORNER LOT
• OPEN-CONCEPT FLOOR PLAN
• SLAB GRANITE COUNTERTOPS
• BIRCH CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND

Property features AI

Finance

• Other: Directions: From Baton Rouge, take Airline to Prairieville, turn right on Market Place Dr.
• HOA & community: Homeowners association with annual fee of $250 (about $20.83/month); Subdivision: Bullion Crossing; Community features: Other

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence (detached); Model: Fareham
• Construction: Vinyl siding, frame and brick construction; Shingle roof; Slab foundation; Built by Dsld, LLC; Home warranty included
• Exterior features: Covered patio and porch; Full wood fencing; Corner lot; Level lot

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: High ceilings; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (7.5% 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 45d 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

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: 5.78%
• Cash-on-cash: -1.83%
• 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	0.11mi	3/2.0	1,613 (0%)	3mo	$279,900	$174	93
16523 Gallion Dr	0.16mi	3/2.0	1,613 (0%)	1mo	$272,000	$169	92
16527 Walk Around Ave	0.12mi	3/2.0	1,560 (-3%)	1mo	$275,000	$176	88
17080 Enterprise Ave	0.13mi	3/2.0	1,566 (-3%)	6mo	$274,900	$176	84
17068 Sills Dr	0.06mi	3/2.0	1,613 (0%)	17mo	$269,000	$167	83
37219 Corvette Dr	0.17mi	3/2.0	1,561 (-3%)	5mo	$269,900	$173	82
16483 Walk Around Ave	0.21mi	3/2.0	1,759 (+9%)	11mo	$299,900	$170	66
37227 Market Place Dr	0.09mi	3/2.0	1,757 (+9%)	19mo	$1,900	$1	65
17179 Grove Dr	0.46mi	3/2.0	1,740 (+8%)	4mo	$299,000	$172	62
17223 N Lake Dr	0.70mi	3/2.0	1,550 (-4%)	10mo	$275,000	$177	53
17168 Grove Dr	0.42mi	3/2.0	1,839 (+14%)	6mo	$314,700	$171	52
37487 Highridge Ave	0.65mi	3/2.0	1,790 (+11%)	22mo	$295,000	$165	33

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: 0.34×
• Total profit: $-51,079
• Equity at exit: $41,003

10-year hold

• IRR: -10.5%
• Equity multiple: 0.35×
• Total profit: $-50,110
• 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: −$209 /mo · $2,508/yr
• Insurance: −$115
• HOA: −$21
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-117

Break-even live

Break-even rent $2,262

Max offer price $254,245

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-40	+0% $-117	+5% $-195	+10% $-273
Rent	-10% $-284	-5% $-201	+0% $-117	+5% $-34	+10% $49
Rate	-1.0pp $21	-0.5pp $-48	base $-117	+0.5pp $-189	+1.0pp $-261

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	44d	1	0.29mi
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	44d	1	0.72mi
18163 Pinehurst Dr Prairieville, LA	3.0	2.5	1628	$1,850	$1.14	15d	1	0.88mi
18177 Pinehurst Dr Prairieville, LA	3.0	2.5	2100	$2,400	$1.14	15d	1	0.91mi
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	44d	1	0.94mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	15d	1	1.44mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	44d	1	1.46mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	15d	1	1.46mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 3 events

1. 2026-06-14
   statusdays on market $275,000 Pending 3 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $275,000 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: $2,508 · $209/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,356
• − Mortgage interest: −$15,404
• − Property taxes: −$2,508
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$252
• − Depreciation: −$8,000
• Taxable loss: −$6,241
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $88/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

+10.0% since first listed

7 events — show timeline

• 2026-06-09 Listed $275,000 GBRMLS
• 2025-09-03 Sold (Public Records) $275,000 Public Records
• 2022-07-15 Sold (Public Records) $240,000 Public Records
• 2022-07-15 Sold (MLS) — GBRMLS
• 2022-06-05 Delisted — GBRMLS
• 2022-06-01 Listed $250,000 AcadianaMLS
• 2022-06-01 Listed $250,000 GBRMLS

Property tax history

+12.9%/yr

Latest (2025): $2,508 · -1.5% YoY. Source: county tax records.