36176 Belle Parc Ave · Prairieville, LA 70734

$415,000

3 bd · 3.0 ba · 2,045 sqft · SingleFamily · 191 Days on market

Built 2026 Good condition 6,969 sqft lot $203/sqft · 6% below area Est $442k · 6% under $60/mo HOA · 1% of rent ↓ 4% since listing

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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 +16.9/30.0
• ARV discount +10.3/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into an expansive open-concept living space where the living room flows effortlessly into a chef-inspired kitchen--featuring custom painted cabinetry, a large island with sink, pendant lighting, and premium stainless steel appliances. The adjoining dining area is perfect for everyday living or entertaining. The private primary suite is tucked away at the rear of the home, offering a spacious bedroom and a spa-like ensuite with dual vanities, soaking tub, separate shower, and a generous walk-in closet. Located in the highly desirable, walkable Belle Savanne community, residents enjoy scenic lakes, green spaces, and a resort-style pool with cabana. Schedule your private showing today and see why this home stands out.

Key facts

• Large center island
• Dual vanities
• Primary suite

Tags

• GOURMET KITCHEN
• CUSTOM PAINTED CABINETRY
• LARGE CENTER ISLAND
• PRIMARY SUITE
• ENSUITE BATH
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $272 ($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 $405k (2.4% below list).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.4% 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: 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: Spanish Lake Primary School (math 62% / reading 62%, grade B, #50 of 646 statewide, top 9%, 540 students, 41% FRL); Dutchtown Middle School (math 56% / reading 70%, grade B+, #10 of 218 statewide, top 5%, 657 students, 36% FRL); Dutchtown High School (math 70% / reading 68%, grade B, #9 of 265 statewide, top 3%, 2,643 students, 30% FRL).
• Market conditions: 139 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 191 days — a 12% lower offer ($365k) 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.

Recommended offer $365,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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: 0.98% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $442,364
• List price: $415,000
• Delta: -6.19%
• 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
13237 Belle Reine Dr	0.19mi	3/2.0	2,019 (-1%)	1mo	$404,691	$200	84
36310 Belle Reserve Ave	0.38mi	3/2.0	2,039 (-0%)	1mo	$350,000	$172	77
36208 Belle Parc Ave	0.06mi	4/3.0 (+1)	2,213 (+8%)	2mo	$453,800	$205	77
36208 Belle Parc Ave	0.06mi	4/3.0 (+1)	2,213 (+8%)	2mo	$453,800	$205	77
36114 Belle Parc Ave	0.10mi	4/2.0 (+1)	2,139 (+5%)	3mo	$394,383	$184	76
36114 Belle Parc Ave	0.10mi	4/2.0 (+1)	2,139 (+5%)	3mo	$394,983	$185	76
36259 Belle Parc Ave	0.17mi	3/2.0	1,834 (-10%)	1mo	$374,900	$204	70
13127 Oakbourne Ave	0.50mi	4/3.0 (+1)	2,146 (+5%)	4mo	$469,900	$219	61
13308 Belle Prairie Dr	0.53mi	4/2.0 (+1)	2,113 (+3%)	2mo	$443,000	$210	59
13139 Oakbourne Ave	0.48mi	3/2.5	2,328 (+14%)	2mo	$594,477	$255	51
13147 Oakbourne Ave	0.47mi	4/2.0 (+1)	1,825 (-11%)	3mo	$435,000	$238	49
36444 C Braud Rd	0.64mi	4/2.0 (+1)	2,318 (+13%)	1mo	$699,900	$302	38

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-49,856
• Equity at exit: $61,878

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-20,747
• Equity at exit: $35,882

Cash invested: $116,200 (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 70734

• Home prices YoY: -21.6%
• Active inventory: 139
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,050 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$60
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $272

Break-even live

Break-even rent $3,706

Max offer price $415,000

Occupancy floor 88%

Sensitivity live

Price	-10% $558	-5% $415	+0% $272	+5% $128	+10% $-15
Rent	-10% $-48	-5% $112	+0% $272	+5% $432	+10% $591
Rate	-1.0pp $481	-0.5pp $377	base $272	+0.5pp $164	+1.0pp $55

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-17
   days on market $415,000 Active 191 DOM
2. 2026-06-16
   days on market $415,000 Active 190 DOM
3. 2026-06-15
   days on market $415,000 Active 189 DOM
4. 2026-06-14
   days on market $415,000 Active 187 DOM
5. 2026-06-10
   days on market $415,000 Active 184 DOM
6. 2026-06-09
   days on market $415,000 Active 183 DOM
7. 2026-06-08
   days on market $415,000 Active 182 DOM
8. 2026-06-07
   days on market $415,000 Active 181 DOM
9. 2026-06-05
   days on market $415,000 Active 178 DOM
10. 2026-06-03
    days on market $415,000 Active 177 DOM
11. 2026-06-02
    days on market $415,000 Active 176 DOM
12. 2026-06-01
    days on market $415,000 Active 175 DOM
13. 2026-05-31
    days on market $415,000 Active 174 DOM
14. 2026-05-31
    days on market $415,000 Active 173 DOM
15. 2026-04-21
    price $415,000 729-char remark

    Show marketing remark (734 chars)

    Step into an expansive open-concept living space where the living room flows effortlessly into a chef-inspired kitchen—featuring custom painted cabinetry, a large island with sink, pendant lighting, and premium stainless steel appliances. The adjoining dining area is perfect for everyday living or entertaining. The private primary suite is tucked away at the rear of the home, offering a spacious bedroom and a spa-like ensuite with dual vanities, soaking tub, separate shower, and a generous walk-in closet. Located in the highly desirable, walkable Belle Savanne community, residents enjoy scenic lakes, green spaces, and a resort-style pool with cabana. Schedule your private showing today and see why this home stands out.

16. 2026-04-21
    price $415,000 734-char remark

    Show marketing remark (734 chars)

    Step into an expansive open-concept living space where the living room flows effortlessly into a chef-inspired kitchen—featuring custom painted cabinetry, a large island with sink, pendant lighting, and premium stainless steel appliances. The adjoining dining area is perfect for everyday living or entertaining. The private primary suite is tucked away at the rear of the home, offering a spacious bedroom and a spa-like ensuite with dual vanities, soaking tub, separate shower, and a generous walk-in closet. Located in the highly desirable, walkable Belle Savanne community, residents enjoy scenic lakes, green spaces, and a resort-style pool with cabana. Schedule your private showing today and see why this home stands out.

17. 2025-12-09
    listed $431,800 Active 734-char remark

    Show marketing remark (734 chars)

    Step into an expansive open-concept living space where the living room flows effortlessly into a chef-inspired kitchen—featuring custom painted cabinetry, a large island with sink, pendant lighting, and premium stainless steel appliances. The adjoining dining area is perfect for everyday living or entertaining. The private primary suite is tucked away at the rear of the home, offering a spacious bedroom and a spa-like ensuite with dual vanities, soaking tub, separate shower, and a generous walk-in closet. Located in the highly desirable, walkable Belle Savanne community, residents enjoy scenic lakes, green spaces, and a resort-style pool with cabana. Schedule your private showing today and see why this home stands out.

18. 2025-12-08
    listed $431,800 Active 729-char remark

    Show marketing remark (729 chars)

    Step into an expansive open-concept living space where the living room flows effortlessly into a chef-inspired kitchen--featuring custom painted cabinetry, a large island with sink, pendant lighting, and premium stainless steel appliances. The adjoining dining area is perfect for everyday living or entertaining. The private primary suite is tucked away at the rear of the home, offering a spacious bedroom and a spa-like ensuite with dual vanities, soaking tub, separate shower, and a generous walk-in closet. Located in the highly desirable, walkable Belle Savanne community, residents enjoy scenic lakes, green spaces, and a resort-style pool with cabana. Schedule your private showing today and see why this home stands out.

ⓘ 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: $48,600
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,888
• − Management: −$3,888
• − HOA: −$720
• − Depreciation: −$12,073
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $4,102/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This single-family home in the Belle Savanne community is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and flooring, and is located in a highly desirable area. The home is ready for a cosmetic upgrade to increase its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Upgrading the flooring to a more modern style — Improves the aesthetic and could attract more buyers or renters.
• Both Adding smart home features — Enhances convenience and could attract tech-savvy buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the flooring to a more modern style — Improves the aesthetic and could attract more buyers or renters. ↑
• Both Adding smart home features — Enhances convenience and could attract tech-savvy buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 9,880

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 21% Black 17% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -40.70%
• Current HPI: 148.0987
• 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

-3.9% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $415,000 AcadianaMLS
• 2026-04-21 Price Changed $415,000 GBRMLS
• 2025-12-09 Listed $431,800 GBRMLS
• 2025-12-08 Listed $431,800 AcadianaMLS