36385 Crestway Ave · Prairieville, LA 70769

$318,500

4 bd · 2.0 ba · 1,989 sqft · SingleFamily · 52 Days on market

Built 2005 0.26 ac lot $160/sqft · 17% below area Est $382k · 17% under $33/mo HOA · 1% of rent

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a corner lot in the heart of Prairieville, 36385 Crestview Ave is a one-owner home filled with warmth, care, and character--ready for its next chapter. Inside, a split floor plan offers both comfort and privacy with four bedrooms and two full bathrooms. The living room features rich bamboo flooring, creating a cozy space to gather and unwind. At the heart of the home, the kitchen stands out with timeless Old Chicago brick flooring and plenty of counter space--perfect for everyday living and hosting alike. Step outside to enjoy the spacious corner lot, offering room to relax or entertain. Just at the front of the neighborhood, you'll find a community pool--perfect for cooling off and enjoying those Louisiana summers. Major updates have already been taken care of, including a roof just 5 years old, replacement windows throughout, and an HVAC system replaced in 2020, giving added peace of mind. Conveniently located near local shopping, dining, and just a short drive to Baton Rouge, this home offers the perfect blend of comfort, charm, and accessibility.

Key facts

• Community pool
• Bamboo flooring
• Hvac system

Tags

• CORNER LOT
• BAMBOO FLOORING
• OLD CHICAGO BRICK FLOORING
• COMMUNITY POOL
• REPLACEMENT WINDOWS
• HVAC SYSTEM

Property features AI

Finance

• Other: Level topography; Frontage approximately 85 feet; Lot dimensions about 85 x 135
• HOA & community: Homeowners association with annual fee of $400 (includes grounds maintenance); Community clubhouse and pool; Association managed

Exterior

• Parking: 2 parking spaces; Rear-facing garage with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation; Built with a spa/hot tub (bath feature)
• Exterior features: Corner, rectangular, level lot; Outdoor lighting; Partial privacy fencing; Covered patio

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Garbage disposal; Microwave
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Bamboo flooring
• Bathrooms: 2 full bathrooms; Therapeutic whirlpool
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; High ceilings; Screens on windows; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/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 $316k (0.7% below list).
• Recommended offer: $309k (3.0% 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; 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 35% 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 $10k 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 52 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $197k; list at $318k implies a 62% gain — meaningful room to come down on a strong offer.

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 $308,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $382,011
• List price: $318,500
• Delta: -16.63%
• 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
36310 Belle Reserve Ave	0.04mi	3/2.0 (-1)	2,039 (+2%)	0mo	$350,000	$172	89
13237 Belle Reine Dr	0.28mi	3/2.0 (-1)	2,019 (+2%)	1mo	$404,691	$200	79
13308 Belle Prairie Dr	0.23mi	4/2.0	2,113 (+6%)	2mo	$443,000	$210	78
36400 Belle Reserve Ave	0.20mi	3/2.0 (-1)	2,019 (+2%)	11mo	$390,000	$193	74
36259 Belle Parc Ave	0.30mi	3/2.0 (-1)	1,834 (-8%)	1mo	$374,900	$204	68
36182 Belle Parc Ave	0.38mi	4/2.0	2,139 (+8%)	5mo	$417,304	$195	65
36114 Belle Parc Ave	0.48mi	4/2.0	2,139 (+8%)	3mo	$394,983	$185	62
36114 Belle Parc Ave	0.48mi	4/2.0	2,139 (+8%)	3mo	$394,383	$184	62
36208 Belle Parc Ave	0.35mi	4/3.0	2,213 (+11%)	2mo	$453,800	$205	60
36208 Belle Parc Ave	0.35mi	4/3.0	2,213 (+11%)	2mo	$453,800	$205	60
13232 Dutchtown Lakes Dr	0.61mi	4/2.5	2,251 (+13%)	9mo	$369,900	$164	40
13163 Dutchtown Lakes Dr	0.73mi	3/2.0 (-1)	1,704 (-14%)	6mo	$325,000	$191	32

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-21,127
• Equity at exit: $47,489

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $25,010
• Equity at exit: $27,538

Cash invested: $89,180 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,163 medium
• Mortgage (P&I): −$1,670
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$133
• HOA: −$33
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $456

Break-even live

Break-even rent $2,586

Max offer price $318,500

Occupancy floor 81%

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: $79,625
• Closing costs: $9,555
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.09mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	14d	2	1.28mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $318,500 Active 52 DOM
2. 2026-06-17
   days on market $318,500 Active 51 DOM
3. 2026-06-16
   days on market $318,500 Active 50 DOM
4. 2026-06-15
   days on market $318,500 Active 49 DOM
5. 2026-06-14
   days on market $318,500 Active 47 DOM
6. 2026-06-10
   days on market $318,500 Active 44 DOM
7. 2026-06-09
   days on market $318,500 Active 43 DOM
8. 2026-06-08
   days on market $318,500 Active 42 DOM
9. 2026-06-07
   days on market $318,500 Active 41 DOM
10. 2026-06-05
    days on market $318,500 Active 38 DOM
11. 2026-06-03
    days on market $318,500 Active 37 DOM
12. 2026-06-02
    days on market $318,500 Active 36 DOM
13. 2026-06-01
    days on market $318,500 Active 35 DOM
14. 2026-05-31
    days on market $318,500 Active 34 DOM
15. 2026-05-31
    days on market $318,500 Active 33 DOM
16. 2026-04-27
    listed $318,500 Active 1102-char remark

    Show marketing remark (1081 chars)

    Tucked away on a corner lot in the heart of Prairieville, 36385 Crestview Ave is a one-owner home filled with warmth, care, and character--ready for its next chapter. Inside, a split floor plan offers both comfort and privacy with four bedrooms and two full bathrooms. The living room features rich bamboo flooring, creating a cozy space to gather and unwind. At the heart of the home, the kitchen stands out with timeless Old Chicago brick flooring and plenty of counter space--perfect for everyday living and hosting alike. Step outside to enjoy the spacious corner lot, offering room to relax or entertain. Just at the front of the neighborhood, you'll find a community pool--perfect for cooling off and enjoying those Louisiana summers. Major updates have already been taken care of, including a roof just 5 years old, replacement windows throughout, and an HVAC system replaced in 2020, giving added peace of mind. Conveniently located near local shopping, dining, and just a short drive to Baton Rouge, this home offers the perfect blend of comfort, charm, and accessibility.

17. 2026-04-27
    listed $318,500 Active 1081-char remark

    Show marketing remark (1081 chars)

    Tucked away on a corner lot in the heart of Prairieville, 36385 Crestview Ave is a one-owner home filled with warmth, care, and character--ready for its next chapter. Inside, a split floor plan offers both comfort and privacy with four bedrooms and two full bathrooms. The living room features rich bamboo flooring, creating a cozy space to gather and unwind. At the heart of the home, the kitchen stands out with timeless Old Chicago brick flooring and plenty of counter space--perfect for everyday living and hosting alike. Step outside to enjoy the spacious corner lot, offering room to relax or entertain. Just at the front of the neighborhood, you'll find a community pool--perfect for cooling off and enjoying those Louisiana summers. Major updates have already been taken care of, including a roof just 5 years old, replacement windows throughout, and an HVAC system replaced in 2020, giving added peace of mind. Conveniently located near local shopping, dining, and just a short drive to Baton Rouge, this home offers the perfect blend of comfort, charm, and accessibility.

18. 2006-01-17
    soldstatus $197,000

ⓘ 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: $2,487 · $207/mo
• Projected year-2 tax: $2,487 · $207/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: $37,959
• − Mortgage interest: −$17,841
• − Property taxes: −$2,487
• − Insurance: −$1,592
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − HOA: −$396
• − Depreciation: −$9,265
• Taxable income: $304
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $5,397/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): 49,278
• 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

+61.7% since first listed

3 events — show timeline

• 2026-04-27 Listed $318,500 GBRMLS
• 2026-04-27 Listed $318,500 AcadianaMLS
• 2006-01-17 Sold (Public Records) $197,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,487 · -1.5% YoY. Source: county tax records.