12051 Rotterdam Ave · Prairieville, LA 70743

$340,000

3 bd · 2.0 ba · 1,804 sqft · SingleFamily · 44 Days on market

Built 2018 6,098 sqft lot $188/sqft · 10% below area Est $376k · 10% under $46/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 +11.8/15.0
• Cash flow +9.8/30.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath home with a dedicated office nook, built in 2018 and located in the highly desirable Dutchtown Meadows subdivision, served by top-rated Dutchtown schools. Designed with an open-concept layout, this home offers a seamless flow between the living, dining, and kitchen areas, highlighted by tall ceilings, 8-foot doors, neutral paint tones, and elegant cove crown molding in the main living space and primary suite. The spacious kitchen is a true centerpiece, featuring abundant custom cabinetry that extends to the ceiling, slab granite countertops throughout, stainless steel appliances including a gas range and convection oven, a pantry, and a large bar with seating. The living room is warm and inviting with a gas log fireplace and beautiful mantle, complemented by decorator lighting throughout the home. The private primary suite offers a relaxing retreat with separate vanities topped with granite, framed mirrors, a soaking tub, and a recently renovated custom shower with new tile, frameless glass door, marble flooring, and a built-in soap niche. A walk-in closet and separate toilet room complete the suite. The additional bathroom features a tiled tub/shower combo, granite vanity, and framed mirror. Step outside to enjoy the covered back patio with ceiling fan, gutters, and a fully fenced backyard--perfect for outdoor living. Additional features include a Generac whole-home generator, two-car garage with built-in storage shelving, and all appliances including refrigerator, washer, and dryer remaining. Located in Flood Zone X where flood insurance is not required, this move-in ready home combines comfort, style, and peace of mind.

Key facts

• Separate office
• Open floorplan
• Stainless appliances

Tags

• OPEN FLOORPLAN
• SEPARATE OFFICE
• LARGE KITCHEN
• SLAB GRANITE
• STAINLESS APPLIANCES
• FENCED BACKYARD

Property features AI

Finance

• Other: Located in Dutchtown Meadows subdivision
• HOA & community: Homeowners association with annual maintenance fee (approximately $550/year — about $45.83/month)

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property; Built by Sarepta Homes, Inc.
• Construction: Frame, brick and cement siding construction; Slab foundation
• Exterior features: No fencing; Shingle roof; Frontage approximately 53 feet; Lot dimensions 53 x 115 (about 0.14 acres)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Walk-in closets; Crown molding; High ceilings; Window treatments; Ventless fireplace
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-646 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (26.5% below list).
• Recommended offer: $226k (33.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.3% in Prairieville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $225,810 (33.6% 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 44 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.74% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 11.3

CMA / ARV

• ARV (median comp): $375,964
• List price: $340,000
• Delta: -9.57%
• 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
12061 Rotterdam Ave	0.02mi	3/2.0	1,901 (+5%)	1mo	$380,000	$200	89
12058 Clare Ct	0.04mi	3/2.0	1,757 (-3%)	7mo	$354,900	$202	88
12045 Clare Ct	0.08mi	3/2.0	1,759 (-2%)	7mo	$351,566	$200	86
37395 Cypress Turn Ave	0.28mi	3/2.0	1,800 (-0%)	6mo	$309,900	$172	82
12037 Clare Ct	0.09mi	3/2.0	1,636 (-9%)	5mo	$319,900	$196	76
12083 Clare Ct	0.08mi	4/2.5 (+1)	1,861 (+3%)	12mo	$371,789	$200	74
37212 Meador Ln	0.42mi	3/2.0	1,741 (-4%)	2mo	$320,000	$184	73
37188 Audubon Park Ave	0.40mi	3/2.0	1,827 (+1%)	10mo	$289,900	$159	71
37069 Mill Run Ave	0.61mi	3/2.0	1,911 (+6%)	4mo	$350,000	$183	58
12237 Spring Valley Dr	0.53mi	3/2.0	1,623 (-10%)	8mo	$260,000	$160	52
37094 Rivergate Ave	0.57mi	3/2.0	1,625 (-10%)	12mo	$270,900	$167	47
37040 Rivergate Ave	0.65mi	3/2.0	1,615 (-10%)	7mo	$274,995	$170	47

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-7
• Equity at exit: $152,879

10-year hold

• IRR: 4.0%
• Equity multiple: 1.61×
• Total profit: $58,007
• Equity at exit: $235,604

Cash invested: $95,200 (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 70743

• Active inventory: 1
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$46
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-646

Break-even live

Break-even rent $3,318

Max offer price $225,810

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.00mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-18
   days on market $340,000 Active 44 DOM
2. 2026-06-17
   days on market $340,000 Active 43 DOM
3. 2026-06-16
   days on market $340,000 Active 42 DOM
4. 2026-06-15
   days on market $340,000 Active 41 DOM
5. 2026-06-14
   pricedays on market $340,000 Active 39 DOM
6. 2026-06-10
   days on market $350,000 Active 36 DOM
7. 2026-06-09
   days on market $350,000 Active 35 DOM
8. 2026-06-08
   days on market $350,000 Active 34 DOM
9. 2026-06-07
   days on market $350,000 Active 33 DOM
10. 2026-06-05
    days on market $350,000 Active 30 DOM
11. 2026-06-03
    days on market $350,000 Active 29 DOM
12. 2026-06-02
    days on market $350,000 Active 28 DOM
13. 2026-06-01
    days on market $350,000 Active 27 DOM
14. 2026-05-31
    days on market $350,000 Active 26 DOM
15. 2026-05-31
    days on market $350,000 Active 25 DOM
16. 2026-05-05
    listed $350,000 Active 1707-char remark

    Show marketing remark (1707 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home with a dedicated office nook, built in 2018 and located in the highly desirable Dutchtown Meadows subdivision, served by top-rated Dutchtown schools. Designed with an open-concept layout, this home offers a seamless flow between the living, dining, and kitchen areas, highlighted by tall ceilings, 8-foot doors, neutral paint tones, and elegant cove crown molding in the main living space and primary suite. The spacious kitchen is a true centerpiece, featuring abundant custom cabinetry that extends to the ceiling, slab granite countertops throughout, stainless steel appliances including a gas range and convection oven, a pantry, and a large bar with seating. The living room is warm and inviting with a gas log fireplace and beautiful mantle, complemented by decorator lighting throughout the home. The private primary suite offers a relaxing retreat with separate vanities topped with granite, framed mirrors, a soaking tub, and a recently renovated custom shower with new tile, frameless glass door, marble flooring, and a built-in soap niche. A walk-in closet and separate toilet room complete the suite. The additional bathroom features a tiled tub/shower combo, granite vanity, and framed mirror. Step outside to enjoy the covered back patio with ceiling fan, gutters, and a fully fenced backyard--perfect for outdoor living. Additional features include a Generac whole-home generator, two-car garage with built-in storage shelving, and all appliances including refrigerator, washer, and dryer remaining. Located in Flood Zone X where flood insurance is not required, this move-in ready home combines comfort, style, and peace of mind.

17. 2026-05-05
    listed $350,000 Active 1712-char remark

    Show marketing remark (1707 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home with a dedicated office nook, built in 2018 and located in the highly desirable Dutchtown Meadows subdivision, served by top-rated Dutchtown schools. Designed with an open-concept layout, this home offers a seamless flow between the living, dining, and kitchen areas, highlighted by tall ceilings, 8-foot doors, neutral paint tones, and elegant cove crown molding in the main living space and primary suite. The spacious kitchen is a true centerpiece, featuring abundant custom cabinetry that extends to the ceiling, slab granite countertops throughout, stainless steel appliances including a gas range and convection oven, a pantry, and a large bar with seating. The living room is warm and inviting with a gas log fireplace and beautiful mantle, complemented by decorator lighting throughout the home. The private primary suite offers a relaxing retreat with separate vanities topped with granite, framed mirrors, a soaking tub, and a recently renovated custom shower with new tile, frameless glass door, marble flooring, and a built-in soap niche. A walk-in closet and separate toilet room complete the suite. The additional bathroom features a tiled tub/shower combo, granite vanity, and framed mirror. Step outside to enjoy the covered back patio with ceiling fan, gutters, and a fully fenced backyard--perfect for outdoor living. Additional features include a Generac whole-home generator, two-car garage with built-in storage shelving, and all appliances including refrigerator, washer, and dryer remaining. Located in Flood Zone X where flood insurance is not required, this move-in ready home combines comfort, style, and peace of mind.

18. 2021-07-19
    soldstatus Sold

    Show marketing remark (304 chars)

    Very open floorplan. Separate office. Large kitchen with lots of cabinets and counter space. Slab granite on all counters. Stainless appliances. Decorator lights throughout. Fenced backyard. No flood insurance required. Dutchtown schools. Seller pays $5,000 to buyers closing costs with sellers attorney.

19. 2021-05-22
    status Pending

    Show marketing remark (304 chars)

    Very open floorplan. Separate office. Large kitchen with lots of cabinets and counter space. Slab granite on all counters. Stainless appliances. Decorator lights throughout. Fenced backyard. No flood insurance required. Dutchtown schools. Seller pays $5,000 to buyers closing costs with sellers attorney.

20. 2021-05-15
    price $289,900

    Show marketing remark (304 chars)

    Very open floorplan. Separate office. Large kitchen with lots of cabinets and counter space. Slab granite on all counters. Stainless appliances. Decorator lights throughout. Fenced backyard. No flood insurance required. Dutchtown schools. Seller pays $5,000 to buyers closing costs with sellers attorney.

21. 2021-01-25
    listed $294,900 Active

    Show marketing remark (304 chars)

    Very open floorplan. Separate office. Large kitchen with lots of cabinets and counter space. Slab granite on all counters. Stainless appliances. Decorator lights throughout. Fenced backyard. No flood insurance required. Dutchtown schools. Seller pays $5,000 to buyers closing costs with sellers attorney.

22. 2021-01-25
    listed $289,900

    Show marketing remark (304 chars)

    Very open floorplan. Separate office. Large kitchen with lots of cabinets and counter space. Slab granite on all counters. Stainless appliances. Decorator lights throughout. Fenced backyard. No flood insurance required. Dutchtown schools. Seller pays $5,000 to buyers closing costs with sellers attorney.

23. 2018-08-26
    soldstatus Sold
24. 2018-07-03
    status Pending
25. 2018-06-06
    price $300,500
26. 2018-02-06
    listed $284,900 Active
27. 2018-02-06
    listed $300,500

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 AE · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$19,045
• − Property taxes: −$2,690
• − Insurance: −$6,818
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$552
• − Depreciation: −$9,891
• Taxable loss: −$13,797
• Est. tax savings @ 24.0%: +$3,311
• After-tax cash flow: $-4,446/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

• City population: 49,278
• Population (ZIP): 756

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 25%

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: —
• Current HPI: —
• 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

+19.3% since first listed

14 events — show timeline

• 2026-06-11 Price Changed $340,000 AcadianaMLS
• 2026-06-11 Price Changed $340,000 GBRMLS
• 2026-05-05 Listed $350,000 GBRMLS
• 2026-05-05 Listed $350,000 AcadianaMLS
• 2021-07-19 Sold (MLS) — GBRMLS
• 2021-05-22 Pending — GBRMLS
• 2021-05-15 Price Changed $289,900 GBRMLS
• 2021-01-25 Listed $289,900 AcadianaMLS
• 2021-01-25 Listed $294,900 GBRMLS
• 2018-08-26 Sold (MLS) — GBRMLS
• 2018-07-03 Pending — GBRMLS
• 2018-06-06 Price Changed $300,500 GBRMLS
• 2018-02-06 Listed $300,500 AcadianaMLS
• 2018-02-06 Listed $284,900 GBRMLS

Property tax history

+14.2%/yr

Latest (2025): $2,690 · -1.8% YoY. Source: county tax records.