13557 W Leon St · Prairieville, LA 70737

$210,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 60 Days on market

Built 1965 9,147 sqft lot $150/sqft · 29% below area Est $295k · 29% under

---

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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ZONED MIXED USE! GREAT STARTER HOME! YOU WILL LOVE THE KITCHEN! LOADS OF CABINETS! OVERSIZED BEDROOMS, CORNER LOT! GREAT FOR SMALL BUSINESS, DAYCARE, SALON, OFFICE, ETC. MINUTES TO AIRLINE HWY AND INTERSTATE! WON'T LAST LONG!!!!

Key facts

• Zoned mixed use
• Loads of cabinets
• Corner lot

Tags

• ZONED MIXED USE
• LOADS OF CABINETS
• CORNER LOT
• MINUTES TO AIRLINE HWY
• MINUTES TO INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $184k (12.2% below list).
• Recommended offer: $184k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+3.3%/yr); 571 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 60 days — a 3% lower offer ($204k) 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.

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 $184,350 (12.2% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $294,843
• List price: $210,000
• Delta: -28.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13505 Orleans Dr	0.44mi	3/2.0	1,500 (+7%)	13mo	$265,000	$177	52
39078 S Angelle Ct	0.75mi	3/2.0	1,455 (+4%)	14mo	$267,000	$184	43

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-20,676
• Equity at exit: $31,312

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $301
• Equity at exit: $18,157

Cash invested: $58,800 (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 70737

• Rents YoY: 3.3%
• Active inventory: 571
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $204

Break-even live

Break-even rent $1,586

Max offer price $210,000

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $263	+0% $204	+5% $144	+10% $85
Rent	-10% $58	-5% $131	+0% $204	+5% $276	+10% $349
Rate	-1.0pp $309	-0.5pp $257	base $204	+0.5pp $149	+1.0pp $94

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14039 Young Rd Gonzales, LA	2.0	1.5	1385	$1,600	$1.16	45d	1	0.35mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	15d	1	0.39mi
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	15d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $210,000 Active 60 DOM
2. 2026-06-18
   days on market $210,000 Active 57 DOM
3. 2026-06-17
   days on market $210,000 Active 56 DOM
4. 2026-06-16
   days on market $210,000 Active 55 DOM
5. 2026-06-15
   days on market $210,000 Active 54 DOM
6. 2026-06-14
   days on market $210,000 Active 52 DOM
7. 2026-06-10
   days on market $210,000 Active 49 DOM
8. 2026-06-09
   days on market $210,000 Active 48 DOM
9. 2026-06-08
   days on market $210,000 Active 47 DOM
10. 2026-06-07
    days on market $210,000 Active 46 DOM
11. 2026-06-05
    days on market $210,000 Active 43 DOM
12. 2026-06-03
    days on market $210,000 Active 42 DOM
13. 2026-06-02
    days on market $210,000 Active 41 DOM
14. 2026-06-01
    days on market $210,000 Active 40 DOM
15. 2026-05-31
    days on market $210,000 Active 39 DOM
16. 2026-05-31
    days on market $210,000 Active 38 DOM
17. 2026-04-22
    listed $210,000 Active 232-char remark

    Show marketing remark (228 chars)

    ZONED MIXED USE! GREAT STARTER HOME! YOU WILL LOVE THE KITCHEN! LOADS OF CABINETS! OVERSIZED BEDROOMS, CORNER LOT! GREAT FOR SMALL BUSINESS, DAYCARE, SALON, OFFICE, ETC. MINUTES TO AIRLINE HWY AND INTERSTATE! WON'T LAST LONG!!!!

18. 2026-04-22
    listed $210,000 Active 228-char remark

    Show marketing remark (228 chars)

    ZONED MIXED USE! GREAT STARTER HOME! YOU WILL LOVE THE KITCHEN! LOADS OF CABINETS! OVERSIZED BEDROOMS, CORNER LOT! GREAT FOR SMALL BUSINESS, DAYCARE, SALON, OFFICE, ETC. MINUTES TO AIRLINE HWY AND INTERSTATE! WON'T LAST LONG!!!!

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$386/yr (+$32/mo · 50.2%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,122
• − Mortgage interest: −$11,763
• − Property taxes: −$769
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$6,109
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,709/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): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $210,000 AcadianaMLS
• 2026-04-22 Listed $210,000 GBRMLS

Property tax history

+2.1%/yr

Latest (2025): $769 · -1.8% YoY. Source: county tax records.