38305 Cotton Creek Ave · Prairieville, LA 70769

$284,900

3 bd · 2.0 ba · 1,622 sqft · SingleFamily · 33 Days on market

Built 2018 7,405 sqft lot $176/sqft · 5% below area Est $301k · 5% under $33/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 +10.0/30.0
• ARV discount +9.9/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained home offers a very well designed open floor plan. Comfortable, stylish living space with lots of nice upgrades including quartz counters, beautiful flooring throughout (NO CARPETING), and designer lighting. Located in the sought after Hidden Farms Subdivision, you're just minutes from Oak Grove Primary School and in the highly rated Prairieville High School district--perfect for people who want top schools without sacrificing convenience. Close to lots of great restaurants, grocery stores, shopping centers, and so much more. Plus, it's a very short distance to BR. Step inside to discover a bright, open floor plan--elegant flooring in the living room and all bedrooms, plus durable ceramic tile throughout the rest of the home. The chef-inspired kitchen features quartz countertops, a large island perfect for family breakfasts or homework sessions, stainless steel Frigidaire appliances including a gas stove, and a spacious breakfast/dining area that flows effortlessly for everyday living and entertaining. Your private primary suite awaits with a luxurious soaking tub, separate shower, double vanity, and a generous walk-in closet. The thoughtful updates make this home truly move-in ready: stylish light fixtures, ceiling fans in every bedroom, an extended back patio ideal for weekend barbecues and evening relaxation, plus a decked attic for convenient extra storage. Energy efficiency is built in with a radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation--keeping utility bills more comfortable year round. Outside, the fully fenced backyard backs up to an open space for added privacy, while the two-car garage and charming curb appeal make this home truly special! Located in the X flood zone, No flood insurance is required. You'll love living here!

Key facts

• Open floor plan
• Quartz countertops
• Large island

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERTOPS
• CERAMIC TILE
• CHEF INSPIRED KITCHEN
• LARGE ISLAND
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Subdivision: Hidden Farms; Directions available
• HOA & community: Homeowners association with annual maintenance fee of $400 (about $33.33/month)

Exterior

• Parking: Garage (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Residential single-family detached; Level lot; Frontage approximately 60 feet; Lot dimensions about 60 x 125
• Construction: Vinyl siding, frame, and brick exterior; Shingle roof; Slab foundation; Built by Dsld, LLC; Mobile home model: Fareham Iv A
• Exterior features: Outdoor lighting; Covered patio; Covered porch; Full privacy wood fence

Interior

• Kitchen: Gas cooktop; Dishwasher; Disposal; Microwave; Stainless steel appliances
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; High ceilings; Window treatments
• Laundry & utility: Laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.8% below list).
• Recommended offer: $220k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: employment A+, housing A+, crime B+; 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.
• Zoned schools: Oak Grove Primary School (math 72% / reading 75%, grade A, #16 of 646 statewide, top 2%, 664 students, 38% FRL); Prairieville Middle School (math 68% / reading 74%, grade A, #4 of 218 statewide, top 1%, 770 students, 34% FRL); Dutchtown High School (math 70% / reading 68%, grade B, #9 of 265 statewide, top 3%, 2,643 students, 30% FRL).
• Zoned-school proficiency averages 71% at this address vs 53% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Ascension Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 496 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $9k 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 33 days — a 3% lower offer ($276k) 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

• Climate carrying-cost: 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 $220,013 (22.8% 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 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (median comp): $301,263
• List price: $284,900
• Delta: -5.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38323 Cotton Creek Ave	0.03mi	3/2.0	1,601 (-1%)	4mo	$279,500	$175	93
38451 Brown Rd	0.13mi	3/2.0	1,588 (-2%)	4mo	$284,900	$179	87
38487 Brown Rd	0.16mi	3/2.0	1,616 (-0%)	7mo	$289,900	$179	86
38461 Brown Rd	0.14mi	3/2.0	1,677 (+3%)	7mo	$299,900	$179	82
38329 Brown Rd	0.08mi	3/2.0	1,616 (-0%)	20mo	$2,000	$1	80
38287 Cotton Creek Ave	0.03mi	3/2.0	1,679 (+4%)	20mo	$294,900	$176	76
38415 Brown Rd	0.13mi	3/2.0	1,670 (+3%)	17mo	$299,000	$179	75
18516 Hope Villa Dr	0.71mi	3/2.0	1,810 (+12%)	17mo	$379,000	$209	33
18244 Old Trail Dr	0.73mi	3/2.0	1,826 (+13%)	21mo	$330,000	$181	27

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-56,158
• Equity at exit: $42,480

10-year hold

• IRR: -12.2%
• Equity multiple: 0.26×
• Total profit: $-58,790
• Equity at exit: $24,633

Cash invested: $79,772 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$266 /mo · $3,187/yr
• Insurance: −$119
• HOA: −$33
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-173

Break-even live

Break-even rent $2,419

Max offer price $254,292

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-93	+0% $-173	+5% $-254	+10% $-335
Rent	-10% $-347	-5% $-260	+0% $-173	+5% $-86	+10% $1
Rate	-1.0pp $-30	-0.5pp $-101	base $-173	+0.5pp $-247	+1.0pp $-322

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	45d	1	1.16mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	15d	1	1.24mi
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	45d	1	1.26mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	15d	15	1.27mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	15d	1	1.28mi

HOA detail

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

Listing history 24 events

1. 2026-06-17
   status $284,900 Pending 33 DOM

   Show marketing remark (1823 chars)

   This beautifully maintained home offers a very well designed open floor plan. Comfortable, stylish living space with lots of nice upgrades including quartz counters, beautiful flooring throughout (NO CARPETING), and designer lighting. Located in the sought after Hidden Farms Subdivision, you're just minutes from Oak Grove Primary School and in the highly rated Prairieville High School district--perfect for people who want top schools without sacrificing convenience. Close to lots of great restaurants, grocery stores, shopping centers, and so much more. Plus, it's a very short distance to BR. Step inside to discover a bright, open floor plan--elegant flooring in the living room and all bedrooms, plus durable ceramic tile throughout the rest of the home. The chef-inspired kitchen features quartz countertops, a large island perfect for family breakfasts or homework sessions, stainless steel Frigidaire appliances including a gas stove, and a spacious breakfast/dining area that flows effortlessly for everyday living and entertaining. Your private primary suite awaits with a luxurious soaking tub, separate shower, double vanity, and a generous walk-in closet. The thoughtful updates make this home truly move-in ready: stylish light fixtures, ceiling fans in every bedroom, an extended back patio ideal for weekend barbecues and evening relaxation, plus a decked attic for convenient extra storage. Energy efficiency is built in with a radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation--keeping utility bills more comfortable year round. Outside, the fully fenced backyard backs up to an open space for added privacy, while the two-car garage and charming curb appeal make this home truly special! Located in the X flood zone, No flood insurance is required. You'll love living here!

2. 2026-06-17
   days on market $284,900 Active 33 DOM

   Show marketing remark (1823 chars)

   This beautifully maintained home offers a very well designed open floor plan. Comfortable, stylish living space with lots of nice upgrades including quartz counters, beautiful flooring throughout (NO CARPETING), and designer lighting. Located in the sought after Hidden Farms Subdivision, you're just minutes from Oak Grove Primary School and in the highly rated Prairieville High School district--perfect for people who want top schools without sacrificing convenience. Close to lots of great restaurants, grocery stores, shopping centers, and so much more. Plus, it's a very short distance to BR. Step inside to discover a bright, open floor plan--elegant flooring in the living room and all bedrooms, plus durable ceramic tile throughout the rest of the home. The chef-inspired kitchen features quartz countertops, a large island perfect for family breakfasts or homework sessions, stainless steel Frigidaire appliances including a gas stove, and a spacious breakfast/dining area that flows effortlessly for everyday living and entertaining. Your private primary suite awaits with a luxurious soaking tub, separate shower, double vanity, and a generous walk-in closet. The thoughtful updates make this home truly move-in ready: stylish light fixtures, ceiling fans in every bedroom, an extended back patio ideal for weekend barbecues and evening relaxation, plus a decked attic for convenient extra storage. Energy efficiency is built in with a radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation--keeping utility bills more comfortable year round. Outside, the fully fenced backyard backs up to an open space for added privacy, while the two-car garage and charming curb appeal make this home truly special! Located in the X flood zone, No flood insurance is required. You'll love living here!

3. 2026-06-16
   days on market $284,900 Active 32 DOM
4. 2026-06-15
   days on market $284,900 Active 31 DOM
5. 2026-06-14
   days on market $284,900 Active 29 DOM
6. 2026-06-10
   days on market $284,900 Active 26 DOM
7. 2026-06-09
   days on market $284,900 Active 25 DOM
8. 2026-06-08
   days on market $284,900 Active 24 DOM
9. 2026-06-07
   days on market $284,900 Active 23 DOM
10. 2026-06-05
    days on market $284,900 Active 20 DOM
11. 2026-06-03
    pricedays on market $284,900 Active 19 DOM

    Show marketing remark (1823 chars)

    This beautifully maintained home offers a very well designed open floor plan. Comfortable, stylish living space with lots of nice upgrades including quartz counters, beautiful flooring throughout (NO CARPETING), and designer lighting. Located in the sought after Hidden Farms Subdivision, you're just minutes from Oak Grove Primary School and in the highly rated Prairieville High School district--perfect for people who want top schools without sacrificing convenience. Close to lots of great restaurants, grocery stores, shopping centers, and so much more. Plus, it's a very short distance to BR. Step inside to discover a bright, open floor plan--elegant flooring in the living room and all bedrooms, plus durable ceramic tile throughout the rest of the home. The chef-inspired kitchen features quartz countertops, a large island perfect for family breakfasts or homework sessions, stainless steel Frigidaire appliances including a gas stove, and a spacious breakfast/dining area that flows effortlessly for everyday living and entertaining. Your private primary suite awaits with a luxurious soaking tub, separate shower, double vanity, and a generous walk-in closet. The thoughtful updates make this home truly move-in ready: stylish light fixtures, ceiling fans in every bedroom, an extended back patio ideal for weekend barbecues and evening relaxation, plus a decked attic for convenient extra storage. Energy efficiency is built in with a radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation--keeping utility bills more comfortable year round. Outside, the fully fenced backyard backs up to an open space for added privacy, while the two-car garage and charming curb appeal make this home truly special! Located in the X flood zone, No flood insurance is required. You'll love living here!

12. 2026-06-02
    days on market $289,900 Active 18 DOM
13. 2026-06-01
    days on market $289,900 Active 17 DOM
14. 2026-05-31
    days on market $289,900 Active 16 DOM
15. 2026-05-31
    days on market $289,900 Active 15 DOM
16. 2026-05-15
    listed $289,900 Active 1843-char remark

    Show marketing remark (1823 chars)

    This beautifully maintained home offers a very well designed open floor plan. Comfortable, stylish living space with lots of nice upgrades including quartz counters, beautiful flooring throughout (NO CARPETING), and designer lighting. Located in the sought after Hidden Farms Subdivision, you're just minutes from Oak Grove Primary School and in the highly rated Prairieville High School district--perfect for people who want top schools without sacrificing convenience. Close to lots of great restaurants, grocery stores, shopping centers, and so much more. Plus, it's a very short distance to BR. Step inside to discover a bright, open floor plan--elegant flooring in the living room and all bedrooms, plus durable ceramic tile throughout the rest of the home. The chef-inspired kitchen features quartz countertops, a large island perfect for family breakfasts or homework sessions, stainless steel Frigidaire appliances including a gas stove, and a spacious breakfast/dining area that flows effortlessly for everyday living and entertaining. Your private primary suite awaits with a luxurious soaking tub, separate shower, double vanity, and a generous walk-in closet. The thoughtful updates make this home truly move-in ready: stylish light fixtures, ceiling fans in every bedroom, an extended back patio ideal for weekend barbecues and evening relaxation, plus a decked attic for convenient extra storage. Energy efficiency is built in with a radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation--keeping utility bills more comfortable year round. Outside, the fully fenced backyard backs up to an open space for added privacy, while the two-car garage and charming curb appeal make this home truly special! Located in the X flood zone, No flood insurance is required. You'll love living here!

17. 2026-05-15
    listed $289,900 Active 1808-char remark

    Show marketing remark (1823 chars)

    This beautifully maintained home offers a very well designed open floor plan. Comfortable, stylish living space with lots of nice upgrades including quartz counters, beautiful flooring throughout (NO CARPETING), and designer lighting. Located in the sought after Hidden Farms Subdivision, you're just minutes from Oak Grove Primary School and in the highly rated Prairieville High School district--perfect for people who want top schools without sacrificing convenience. Close to lots of great restaurants, grocery stores, shopping centers, and so much more. Plus, it's a very short distance to BR. Step inside to discover a bright, open floor plan--elegant flooring in the living room and all bedrooms, plus durable ceramic tile throughout the rest of the home. The chef-inspired kitchen features quartz countertops, a large island perfect for family breakfasts or homework sessions, stainless steel Frigidaire appliances including a gas stove, and a spacious breakfast/dining area that flows effortlessly for everyday living and entertaining. Your private primary suite awaits with a luxurious soaking tub, separate shower, double vanity, and a generous walk-in closet. The thoughtful updates make this home truly move-in ready: stylish light fixtures, ceiling fans in every bedroom, an extended back patio ideal for weekend barbecues and evening relaxation, plus a decked attic for convenient extra storage. Energy efficiency is built in with a radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation--keeping utility bills more comfortable year round. Outside, the fully fenced backyard backs up to an open space for added privacy, while the two-car garage and charming curb appeal make this home truly special! Located in the X flood zone, No flood insurance is required. You'll love living here!

18. 2024-08-16
    soldstatus Sold

    Show marketing remark (1521 chars)

    Welcome to this impeccably well kept home, built in 2018, nestled in the desirable Hidden Farms Subdivision. Located at the end of Brown Rd, just two minutes from Oak Grove Primary School, this home offers the perfect location! Enjoy easy access to Baton Rouge’s city life while living less than a mile from the parish line. This charming home offers 1,613 square feet of living space, featuring 3 bedrooms, and 2 full bathrooms. With no carpet, you will enjoy the elegance of wood laminate flooring in the living room and bedrooms, and ceramic tile throughout the rest of the home. The kitchen is a chef’s dream, complete with beautiful quartz countertops, stainless steel Frigidaire appliance package, gas stove, a large kitchen island, and a breakfast/dining area. The master suite provides a private retreat with a soaking tub, separate shower, double vanity, and a spacious walk-in closet. Recent updates by the seller include stylish new light fixtures, ceiling fans in all bedrooms, an extended back patio perfect for entertaining, and a decked attic for extra storage. Energy-efficient features include radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation. The fully fenced backyard, which backs up to open space, offers additional privacy! With a two-car garage and curb appeal that stands out, this home truly is the cutest house on the block. Don't miss your chance to make this property your own! No flood insurance required. Located in Prairieville High school district.

19. 2024-07-15
    status Pending

    Show marketing remark (1521 chars)

    Welcome to this impeccably well kept home, built in 2018, nestled in the desirable Hidden Farms Subdivision. Located at the end of Brown Rd, just two minutes from Oak Grove Primary School, this home offers the perfect location! Enjoy easy access to Baton Rouge’s city life while living less than a mile from the parish line. This charming home offers 1,613 square feet of living space, featuring 3 bedrooms, and 2 full bathrooms. With no carpet, you will enjoy the elegance of wood laminate flooring in the living room and bedrooms, and ceramic tile throughout the rest of the home. The kitchen is a chef’s dream, complete with beautiful quartz countertops, stainless steel Frigidaire appliance package, gas stove, a large kitchen island, and a breakfast/dining area. The master suite provides a private retreat with a soaking tub, separate shower, double vanity, and a spacious walk-in closet. Recent updates by the seller include stylish new light fixtures, ceiling fans in all bedrooms, an extended back patio perfect for entertaining, and a decked attic for extra storage. Energy-efficient features include radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation. The fully fenced backyard, which backs up to open space, offers additional privacy! With a two-car garage and curb appeal that stands out, this home truly is the cutest house on the block. Don't miss your chance to make this property your own! No flood insurance required. Located in Prairieville High school district.

20. 2024-07-02
    listed $280,000 Active

    Show marketing remark (1521 chars)

    Welcome to this impeccably well kept home, built in 2018, nestled in the desirable Hidden Farms Subdivision. Located at the end of Brown Rd, just two minutes from Oak Grove Primary School, this home offers the perfect location! Enjoy easy access to Baton Rouge’s city life while living less than a mile from the parish line. This charming home offers 1,613 square feet of living space, featuring 3 bedrooms, and 2 full bathrooms. With no carpet, you will enjoy the elegance of wood laminate flooring in the living room and bedrooms, and ceramic tile throughout the rest of the home. The kitchen is a chef’s dream, complete with beautiful quartz countertops, stainless steel Frigidaire appliance package, gas stove, a large kitchen island, and a breakfast/dining area. The master suite provides a private retreat with a soaking tub, separate shower, double vanity, and a spacious walk-in closet. Recent updates by the seller include stylish new light fixtures, ceiling fans in all bedrooms, an extended back patio perfect for entertaining, and a decked attic for extra storage. Energy-efficient features include radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation. The fully fenced backyard, which backs up to open space, offers additional privacy! With a two-car garage and curb appeal that stands out, this home truly is the cutest house on the block. Don't miss your chance to make this property your own! No flood insurance required. Located in Prairieville High school district.

21. 2024-07-02
    listed $280,000

    Show marketing remark (1521 chars)

    Welcome to this impeccably well kept home, built in 2018, nestled in the desirable Hidden Farms Subdivision. Located at the end of Brown Rd, just two minutes from Oak Grove Primary School, this home offers the perfect location! Enjoy easy access to Baton Rouge’s city life while living less than a mile from the parish line. This charming home offers 1,613 square feet of living space, featuring 3 bedrooms, and 2 full bathrooms. With no carpet, you will enjoy the elegance of wood laminate flooring in the living room and bedrooms, and ceramic tile throughout the rest of the home. The kitchen is a chef’s dream, complete with beautiful quartz countertops, stainless steel Frigidaire appliance package, gas stove, a large kitchen island, and a breakfast/dining area. The master suite provides a private retreat with a soaking tub, separate shower, double vanity, and a spacious walk-in closet. Recent updates by the seller include stylish new light fixtures, ceiling fans in all bedrooms, an extended back patio perfect for entertaining, and a decked attic for extra storage. Energy-efficient features include radiant barrier roof decking, R-15 wall insulation, and R-30 attic insulation. The fully fenced backyard, which backs up to open space, offers additional privacy! With a two-car garage and curb appeal that stands out, this home truly is the cutest house on the block. Don't miss your chance to make this property your own! No flood insurance required. Located in Prairieville High school district.

22. 2018-06-28
    soldstatus Sold
23. 2018-04-06
    listed $221,100
24. 2018-04-06
    listed $221,100

ⓘ 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: $3,187 · $266/mo
• Projected year-2 tax: $3,187 · $266/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 · 22 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: $26,402
• − Mortgage interest: −$15,959
• − Property taxes: −$3,187
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$396
• − Depreciation: −$8,288
• Taxable loss: −$7,077
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $-381/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

+28.9% since first listed

13 events — show timeline

• 2026-06-17 Pending — AcadianaMLS
• 2026-06-17 Pending — GBRMLS
• 2026-06-03 Price Changed $284,900 AcadianaMLS
• 2026-06-03 Price Changed $284,900 GBRMLS
• 2026-05-15 Listed $289,900 GBRMLS
• 2026-05-15 Listed $289,900 AcadianaMLS
• 2024-08-16 Sold (MLS) — GBRMLS
• 2024-07-15 Pending — GBRMLS
• 2024-07-02 Listed $280,000 AcadianaMLS
• 2024-07-02 Listed $280,000 GBRMLS
• 2018-06-28 Sold (MLS) — GBRMLS
• 2018-04-06 Listed $221,100 AcadianaMLS
• 2018-04-06 Listed $221,100 GBRMLS

Property tax history

+33.2%/yr

Latest (2025): $3,187 · +25.3% YoY. Source: county tax records.