318 Pretty Acres Ave · Hahnville, LA 70057

$2,000

3 bd · 2.0 ba · 1,447 sqft · SingleFamily public records · 197 Days on market

Built 2023 8,712 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction for rent in Pretty Acres Subdivision. Three bedroom two full baths. Property will be ready to rent February 1, 2026. Section 8 welcomed.

Key facts

• 8,712 sq ft lot
• Built 2023
• Listed 197 days

🏗️ New construction. The $2,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,006.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#258 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 74 units permitted in St. Charles 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.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 234.0% of price.

Recommended offer $1,760 (12.0% 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. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $312,006
• List price: $2,000
• Delta: -99.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Pretty Acres Ave	0.01mi	3/2.0	1,616 (+12%)	11mo	$285,000	$176	71
156 Pretty Acres Ave	0.31mi	3/2.0	1,450 (+0%)	18mo	$260,000	$179	70
246 Pretty Acres Ave	0.14mi	3/2.0	1,623 (+12%)	7mo	$285,000	$176	67
134 Gourgues St	0.53mi	3/2.0	1,521 (+5%)	2mo	$261,000	$172	65
58 River Park Dr	0.17mi	3/2.0	1,265 (-13%)	10mo	$215,000	$170	63
13 River Park Dr	0.35mi	4/2.5 (+1)	1,500 (+4%)	20mo	$197,000	$131	54
147 Shaw St	0.75mi	3/2.0	1,636 (+13%)	23mo	$325,000	$199	24

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-76,114
• Equity at exit: $46,521

10-year hold

• IRR: -22.2%
• Equity multiple: -0.13×
• Total profit: $-99,093
• Equity at exit: $26,977

Cash invested: $87,362 (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 70057

• Home prices YoY: -7.1%
• Active inventory: 52
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-402

Break-even live

Break-even rent $2,729

Max offer price $253,868

Occupancy floor —

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: $78,001
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Pretty Acres Ave Hahnville, LA	4.0	2.0	1875	$2,300	$1.23	3d	1	0.15mi
24 Mary St Norco, LA	3.0	1.0	1350	$1,750	$1.30	44d	1	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $2,000 Active 197 DOM
2. 2026-06-17
   days on market $2,000 Active 196 DOM
3. 2026-06-16
   days on market $2,000 Active 195 DOM
4. 2026-06-15
   days on market $2,000 Active 194 DOM
5. 2026-06-13
   days on market $2,000 Active 192 DOM
6. 2026-06-13
   days on market $2,000 Active 191 DOM
7. 2026-06-10
   days on market $2,000 Active 189 DOM
8. 2026-06-09
   days on market $2,000 Active 188 DOM
9. 2026-06-08
   days on market $2,000 Active 187 DOM
10. 2026-06-07
    days on market $2,000 Active 186 DOM
11. 2026-06-05
    days on market $2,000 Active 183 DOM
12. 2026-06-03
    days on market $2,000 Active 182 DOM
13. 2026-06-02
    days on market $2,000 Active 181 DOM
14. 2026-06-01
    days on market $2,000 Active 180 DOM
15. 2026-05-31
    days on market $2,000 Active 179 DOM
16. 2025-12-03
    listed $2,000 Active 153-char remark

    Show marketing remark (153 chars)

    New Construction for rent in Pretty Acres Subdivision. Three bedroom two full baths. Property will be ready to rent February 1, 2026. Section 8 welcomed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,649
• − Mortgage interest: −$17,477
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$9,077
• Taxable loss: −$10,408
• Est. tax savings @ 24.0%: +$2,498
• After-tax cash flow: $-2,323/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: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Hahnville

• Score: 60/100
• State rank: #258
• US rank: #19172

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hahnville, LA
• Population (ZIP): 4,475

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 39% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Lithuanian 10% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.65%
• Current HPI: 203.5157
• 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

1 event — show timeline

• 2025-12-03 Listed $2,000 AcadianaMLS

Property tax history

+127.0%/yr

Latest (2024): $2,410 · -5.5% YoY. Source: county tax records.