13404 E Lakeshore Dr · Prairieville, LA 70769

$369,900

4 bd · 3.0 ba · 2,440 sqft · SingleFamily · 151 Days on market

Built 2002 0.28 ac lot $152/sqft · 22% below area Est $476k · 22% under $20/mo HOA · 1% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• 1% rule +4.1/10.0
• 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

This spacious creole cottage is priced to sell and offers stunning views and an exceptional open layout made for entertaining. The living room features a wall of picturesque windows overlooking the Gunite pool, backyard, and neighborhood pond. The kitchen includes a large center island, stainless steel appliances, Bosch gas cooktop, wine cooler, and breakfast area. The triple-split floor plan provides excellent privacy, including an additional bedroom and full bath off the two-car garage that also has an additional golf cart bay. The primary suite features a generous bathroom with dual vanities, a large soaking tub, separate shower, and an oversized walk-in closet. A spacious "walk-through" laundry room connects the primary suite to two additional bedrooms. The backyard is built for entertaining with a large in-ground pool and a covered porch. The pool needs to be resurfaced so seller is willing to give a $10,000 CREDIT to restore it to its former glory. Additional Amenities: 5 year-old roof, X flood zone, whole house generator, new water heater, landscaped exterior, outdoor lighting, 9'+ ceiling; crown molding, electric garage door opener, custom drapes remain, top-notch Ascension schools. Motivated seller. Home to be sold as-is; buyer to acknowledge on PA. Measurements deemed reliable but not guaranteed. Owner occupied. Call listing agent to schedule an appointment.

Key facts

• Large center island
• Wine cooler
• Gunite pool

Tags

• OPEN LAYOUT
• GUNITE POOL
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• BOSCH GAS COOKTOP
• WINE COOLER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $335k (9.3% below list).
• Recommended offer: $326k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 496 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 37% 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 $3k of loan paydown is wiped out by about $11k 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 151 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $325,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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: 0.91% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $476,051
• List price: $369,900
• Delta: -22.30%
• 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
37294 Lakeshore Ave	0.11mi	4/3.0	2,579 (+6%)	1mo	$425,000	$165	85
37184 Mindy Way Ave	0.45mi	4/3.0	2,364 (-3%)	2mo	$369,500	$156	72
13583 Lakeway Dr	0.23mi	4/3.0	2,713 (+11%)	1mo	$440,000	$162	70
13223 Old Dutchtown Ave	0.50mi	4/3.0	2,377 (-3%)	4mo	$440,000	$185	69
37537 Cypress Hollow Ave	0.56mi	4/3.0	2,507 (+3%)	0mo	$555,900	$222	69
37410 Cypress Hollow Ave	0.61mi	4/3.0	2,489 (+2%)	5mo	$445,000	$179	64
37405 Cypress Hollow Ave	0.57mi	4/3.0	2,348 (-4%)	6mo	$510,000	$217	62
37384 Cypress Hollow Ave	0.61mi	4/3.0	2,259 (-7%)	3mo	$484,700	$215	57
37302 Whispering Hollow Ave	0.58mi	4/3.0	2,582 (+6%)	10mo	$580,000	$225	54
13255 Mill Point Dr	0.30mi	4/3.0	2,085 (-14%)	9mo	$384,000	$184	54
38085 La Hwy 621	0.49mi	4/3.5	2,757 (+13%)	7mo	$414,900	$150	48
14220 Santa Fe Trl	0.75mi	3/2.5 (-1)	2,270 (-7%)	4mo	$439,900	$194	44

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-44,948
• Equity at exit: $55,153

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-15,347
• Equity at exit: $31,982

Cash invested: $103,572 (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: 496
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,354 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$325 /mo · $3,898/yr
• Insurance: −$154
• HOA: −$20
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $211

Break-even live

Break-even rent $3,087

Max offer price $369,900

Occupancy floor 89%

Sensitivity live

Price	-10% $420	-5% $315	+0% $211	+5% $106	+10% $1
Rent	-10% $-54	-5% $78	+0% $211	+5% $343	+10% $476
Rate	-1.0pp $397	-0.5pp $305	base $211	+0.5pp $115	+1.0pp $17

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: $92,475
• Closing costs: $11,097
• 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	45d	1	0.26mi
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	15d	2	0.60mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: watergaselectricpool

Listing history 46 events

1. 2026-06-21
   days on market $369,900 Active 151 DOM
2. 2026-06-18
   days on market $369,900 Active 148 DOM
3. 2026-06-17
   days on market $369,900 Active 147 DOM
4. 2026-06-16
   days on market $369,900 Active 146 DOM
5. 2026-06-15
   days on market $369,900 Active 145 DOM
6. 2026-06-14
   days on market $369,900 Active 143 DOM
7. 2026-06-10
   days on market $369,900 Active 140 DOM
8. 2026-06-09
   days on market $369,900 Active 139 DOM
9. 2026-06-08
   days on market $369,900 Active 138 DOM
10. 2026-06-07
    days on market $369,900 Active 137 DOM
11. 2026-06-05
    days on market $369,900 Active 134 DOM
12. 2026-06-03
    days on market $369,900 Active 133 DOM
13. 2026-06-02
    days on market $369,900 Active 132 DOM
14. 2026-06-01
    days on market $369,900 Active 131 DOM
15. 2026-05-31
    days on market $369,900 Active 130 DOM
16. 2026-05-31
    days on market $369,900 Active 129 DOM
17. 2026-05-12
    status Pending 1400-char remark

    Show marketing remark (1409 chars)

    This spacious creole cottage is priced to sell and offers stunning views and an exceptional open layout made for entertaining. The living room features a wall of picturesque windows overlooking the Gunite pool, backyard, and neighborhood pond. The kitchen includes a large center island, stainless steel appliances, Bosch gas cooktop, wine cooler, and breakfast area. The triple-split floor plan provides excellent privacy, including an additional bedroom and full bath off the two-car garage that also has an additional golf cart bay. The primary suite features a generous bathroom with dual vanities, a large soaking tub, separate shower, and an oversized walk-in closet. A spacious “walk-through” laundry room connects the primary suite to two additional bedrooms. The backyard is built for entertaining with a large in-ground pool and a covered porch. The pool needs to be resurfaced so seller is willing to give a $10,000 CREDIT to restore it to its former glory. Additional Amenities: 5 year-old roof, X flood zone, whole house generator, new water heater, landscaped exterior, outdoor lighting, 9’+ ceiling; crown molding, electric garage door opener, custom drapes remain, top-notch Ascension schools. Motivated seller. Home to be sold as-is; buyer to acknowledge on PA. Measurements deemed reliable but not guaranteed. Owner occupied. Call listing agent to schedule an appointment.

18. 2026-05-12
    historical Active Under Contract 1409-char remark

    Show marketing remark (1409 chars)

    This spacious creole cottage is priced to sell and offers stunning views and an exceptional open layout made for entertaining. The living room features a wall of picturesque windows overlooking the Gunite pool, backyard, and neighborhood pond. The kitchen includes a large center island, stainless steel appliances, Bosch gas cooktop, wine cooler, and breakfast area. The triple-split floor plan provides excellent privacy, including an additional bedroom and full bath off the two-car garage that also has an additional golf cart bay. The primary suite features a generous bathroom with dual vanities, a large soaking tub, separate shower, and an oversized walk-in closet. A spacious “walk-through” laundry room connects the primary suite to two additional bedrooms. The backyard is built for entertaining with a large in-ground pool and a covered porch. The pool needs to be resurfaced so seller is willing to give a $10,000 CREDIT to restore it to its former glory. Additional Amenities: 5 year-old roof, X flood zone, whole house generator, new water heater, landscaped exterior, outdoor lighting, 9’+ ceiling; crown molding, electric garage door opener, custom drapes remain, top-notch Ascension schools. Motivated seller. Home to be sold as-is; buyer to acknowledge on PA. Measurements deemed reliable but not guaranteed. Owner occupied. Call listing agent to schedule an appointment.

19. 2026-01-18
    listed $399,900 Active 1400-char remark

    Show marketing remark (1409 chars)

    This spacious creole cottage is priced to sell and offers stunning views and an exceptional open layout made for entertaining. The living room features a wall of picturesque windows overlooking the Gunite pool, backyard, and neighborhood pond. The kitchen includes a large center island, stainless steel appliances, Bosch gas cooktop, wine cooler, and breakfast area. The triple-split floor plan provides excellent privacy, including an additional bedroom and full bath off the two-car garage that also has an additional golf cart bay. The primary suite features a generous bathroom with dual vanities, a large soaking tub, separate shower, and an oversized walk-in closet. A spacious “walk-through” laundry room connects the primary suite to two additional bedrooms. The backyard is built for entertaining with a large in-ground pool and a covered porch. The pool needs to be resurfaced so seller is willing to give a $10,000 CREDIT to restore it to its former glory. Additional Amenities: 5 year-old roof, X flood zone, whole house generator, new water heater, landscaped exterior, outdoor lighting, 9’+ ceiling; crown molding, electric garage door opener, custom drapes remain, top-notch Ascension schools. Motivated seller. Home to be sold as-is; buyer to acknowledge on PA. Measurements deemed reliable but not guaranteed. Owner occupied. Call listing agent to schedule an appointment.

20. 2026-01-18
    listed $399,900 Active 1409-char remark

    Show marketing remark (1409 chars)

    This spacious creole cottage is priced to sell and offers stunning views and an exceptional open layout made for entertaining. The living room features a wall of picturesque windows overlooking the Gunite pool, backyard, and neighborhood pond. The kitchen includes a large center island, stainless steel appliances, Bosch gas cooktop, wine cooler, and breakfast area. The triple-split floor plan provides excellent privacy, including an additional bedroom and full bath off the two-car garage that also has an additional golf cart bay. The primary suite features a generous bathroom with dual vanities, a large soaking tub, separate shower, and an oversized walk-in closet. A spacious “walk-through” laundry room connects the primary suite to two additional bedrooms. The backyard is built for entertaining with a large in-ground pool and a covered porch. The pool needs to be resurfaced so seller is willing to give a $10,000 CREDIT to restore it to its former glory. Additional Amenities: 5 year-old roof, X flood zone, whole house generator, new water heater, landscaped exterior, outdoor lighting, 9’+ ceiling; crown molding, electric garage door opener, custom drapes remain, top-notch Ascension schools. Motivated seller. Home to be sold as-is; buyer to acknowledge on PA. Measurements deemed reliable but not guaranteed. Owner occupied. Call listing agent to schedule an appointment.

21. 2020-04-23
    soldstatus $350,000
22. 2020-04-17
    soldstatus Sold
23. 2020-03-18
    historical Contingent
24. 2020-03-05
    status Active
25. 2020-02-27
    status Pending
26. 2020-02-18
    price $355,000
27. 2020-02-16
    status Active
28. 2020-02-02
    historical Contingent
29. 2020-01-30
    listed $357,900 Active
30. 2020-01-30
    listed $355,000
31. 2020-01-08
    historical
32. 2019-11-19
    price $358,000
33. 2019-10-16
    price $359,500
34. 2019-09-04
    listed $365,000 Active
35. 2019-09-04
    listed $358,000
36. 2015-02-03
    soldstatus $348,900
37. 2015-01-30
    soldstatus
38. 2014-12-29
    listed $349,900
39. 2014-12-29
    listed $349,900
40. 2005-06-21
    soldstatus $328,000
41. 2004-10-15
    soldstatus
42. 2004-07-12
    listed $329,900
43. 2004-07-12
    listed $329,900
44. 2002-08-07
    soldstatus
45. 2002-05-07
    listed $245,000
46. 2002-05-07
    listed $245,000

ⓘ 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: $3,898 · $325/mo
• Projected year-2 tax: $3,898 · $325/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: $40,245
• − Mortgage interest: −$20,720
• − Property taxes: −$3,898
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − HOA: −$240
• − Depreciation: −$10,761
• Taxable loss: −$3,663
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $3,407/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

+63.2% since first listed

30 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Contingent — GSREIN
• 2026-01-18 Listed $399,900 GSREIN
• 2026-01-18 Listed $399,900 AcadianaMLS
• 2020-04-23 Sold (Public Records) $350,000 Public Records
• 2020-04-17 Sold (MLS) — GBRMLS
• 2020-03-18 Contingent — GBRMLS
• 2020-03-05 Relisted — GBRMLS
• 2020-02-27 Pending — GBRMLS
• 2020-02-18 Price Changed $355,000 GBRMLS
• 2020-02-16 Relisted — GBRMLS
• 2020-02-02 Contingent — GBRMLS
• 2020-01-30 Listed $355,000 AcadianaMLS
• 2020-01-30 Listed $357,900 GBRMLS
• 2020-01-08 Delisted — GBRMLS
• 2019-11-19 Price Changed $358,000 GBRMLS
• 2019-10-16 Price Changed $359,500 GBRMLS
• 2019-09-04 Listed $358,000 AcadianaMLS
• 2019-09-04 Listed $365,000 GBRMLS
• 2015-02-03 Sold (Public Records) $348,900 Public Records
• 2015-01-30 Sold (MLS) — GBRMLS
• 2014-12-29 Listed $349,900 AcadianaMLS
• 2014-12-29 Listed $349,900 GBRMLS
• 2005-06-21 Sold (Public Records) $328,000 Public Records
• 2004-10-15 Sold (MLS) — GBRMLS
• 2004-07-12 Listed $329,900 GBRMLS
• 2004-07-12 Listed $329,900 AcadianaMLS
• 2002-08-07 Sold (MLS) — GBRMLS
• 2002-05-07 Listed $245,000 GBRMLS
• 2002-05-07 Listed $245,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $3,898 · -1.5% YoY. Source: county tax records.