36310 Belle Reserve Ave · Prairieville, LA 70734

$350,000

3 bd · 2.0 ba · 2,039 sqft · SingleFamily · 95 Days on market

Built 2021 8,973 sqft lot Est $408k · 14% under $60/mo HOA · 2% of rent ↓ 3% since listing

---

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 +16.6/30.0
• ARV discount +13.9/15.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

Key facts

• Gas cooktop
• Covered patio
• Granite countertops

Tags

• OPEN SPLIT FLOOR PLAN
• COVERED PATIO
• PRIVATE FENCED BACK YARD
• GAS COOKTOP
• CUSTOM PAINTED CABINETS
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $720 (about $60/month); Association provides maintenance and pool access; Community features include sidewalks and a pool

Exterior

• Parking: Garage with garage door opener; 2 total parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached); One-story; Built by Level Homes
• Construction: Frame, brick and cement siding construction; Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; Privacy wood fencing; 67 x 140 lot

Interior

• Kitchen: Gas cooktop; Oven; Range; Range hood; Dishwasher; Microwave; Disposal; Stainless steel appliances
• Flooring: Wood; Tile; Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Crown molding; High ceilings; Window treatments; Gas log, ventless fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $214 ($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 $327k (6.5% below list).
• Recommended offer: $318k (9.0% 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: 136 active listings in the ZIP; 2 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 $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 95 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.94% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $407,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36310 Belle Reserve Ave	0.00mi	3/2.0	2,039 (0%)	0mo	$350,000	$172	100
13237 Belle Reine Dr	0.26mi	3/2.0	2,019 (-1%)	1mo	$404,691	$200	85
36400 Belle Reserve Ave	0.17mi	3/2.0	2,019 (-1%)	11mo	$390,000	$193	82
13308 Belle Prairie Dr	0.20mi	4/2.0 (+1)	2,113 (+4%)	2mo	$443,000	$210	78
36259 Belle Parc Ave	0.28mi	3/2.0	1,834 (-10%)	1mo	$374,900	$204	70
36182 Belle Parc Ave	0.38mi	4/2.0 (+1)	2,139 (+5%)	5mo	$417,304	$195	65
36114 Belle Parc Ave	0.48mi	4/2.0 (+1)	2,139 (+5%)	3mo	$394,983	$185	62
36114 Belle Parc Ave	0.48mi	4/2.0 (+1)	2,139 (+5%)	3mo	$394,383	$184	62
36208 Belle Parc Ave	0.35mi	4/3.0 (+1)	2,213 (+8%)	2mo	$453,800	$205	59
36208 Belle Parc Ave	0.35mi	4/3.0 (+1)	2,213 (+8%)	2mo	$453,800	$205	59
36444 C Braud Rd	0.27mi	4/2.0 (+1)	2,318 (+14%)	1mo	$699,900	$302	59
13232 Dutchtown Lakes Dr	0.60mi	4/2.5 (+1)	2,251 (+10%)	9mo	$369,900	$164	40

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-43,037
• Equity at exit: $52,186

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-19,807
• Equity at exit: $30,262

Cash invested: $98,000 (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: 136
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,273 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$330 /mo · $3,958/yr
• Insurance: −$146
• HOA: −$60
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $214

Break-even live

Break-even rent $3,001

Max offer price $350,000

Occupancy floor 88%

Sensitivity live

Price	-10% $413	-5% $314	+0% $214	+5% $115	+10% $16
Rent	-10% $-44	-5% $85	+0% $214	+5% $344	+10% $473
Rate	-1.0pp $391	-0.5pp $303	base $214	+0.5pp $124	+1.0pp $31

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: $87,500
• Closing costs: $10,500
• 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	44d	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: $60 · $720/yr
• Likely covers: gaspool

Listing history 33 events

1. 2026-04-13
   status Pending 714-char remark

   Show marketing remark (714 chars)

   OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

2. 2026-04-13
   status Pending

   Show marketing remark (714 chars)

   OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

3. 2026-04-06
   price $350,000 714-char remark

   Show marketing remark (714 chars)

   OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

4. 2026-04-06
   price $350,000

   Show marketing remark (714 chars)

   OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

5. 2026-01-08
   listed $356,000 Active 714-char remark

   Show marketing remark (714 chars)

   OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

6. 2026-01-08
   listed $356,000 Active

   Show marketing remark (714 chars)

   OPEN HOUSE Saturday, April 11th 12-2 pm. This home offers a single story, open split floor plan, large primary suite, covered patio and private fenced back yard. PLUS OFFICE! Some special features you will find in the kitchen is a gas cooktop, custom painted cabinets, granite countertops, large walk in pantry, an island that seats 4, stainless appliances and gorgeous hand scraped wood floors. Relax in the extra large primary suite with many windows and views of the and amazing back yard. The primary bathroom has a custom shower, soaking tub, dual vanities and a walk in closet. In addition to this beautiful home, enjoy the subdivision pool, sidewalks neighbors. Check out the AI photos for decorating ideas!

7. 2025-10-24
   price $364,900
8. 2025-10-24
   price $364,900
9. 2025-06-09
   price $368,000
10. 2025-06-09
    price $368,000
11. 2025-05-09
    listed $377,500 Active
12. 2025-05-09
    listed $377,500 Active
13. 2025-05-09
    listed $368,000 Active
14. 2025-03-14
    price $377,999
15. 2025-03-14
    price $377,999
16. 2025-01-17
    price $379,950
17. 2025-01-17
    price $379,950
18. 2025-01-12
    price $390,000
19. 2025-01-10
    price $390,000
20. 2024-12-11
    listed $399,000 Active
21. 2024-12-11
    historical
22. 2024-11-21
    price $399,000
23. 2024-11-20
    price $399,000
24. 2024-10-25
    listed $405,000 Active
25. 2024-10-25
    listed $405,000 Active
26. 2021-07-15
    soldstatus Sold
27. 2021-05-05
    price $366,942
28. 2021-04-22
    price $366,812
29. 2021-04-21
    status Pending
30. 2021-04-16
    price $366,252
31. 2021-03-17
    price $361,252
32. 2021-02-04
    listed $360,252 Active
33. 2021-02-04
    listed $366,942

ⓘ 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: $3,958 · $330/mo
• Projected year-2 tax: $3,958 · $330/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: $39,274
• − Mortgage interest: −$19,605
• − Property taxes: −$3,958
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,142
• − Management: −$3,142
• − HOA: −$720
• − Depreciation: −$10,182
• Taxable loss: −$3,225
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $3,347/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

• 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

-2.8% since first listed

33 events — show timeline

• 2026-04-13 Pending — AcadianaMLS
• 2026-04-13 Pending — GBRMLS
• 2026-04-06 Price Changed $350,000 AcadianaMLS
• 2026-04-06 Price Changed $350,000 GBRMLS
• 2026-01-08 Listed $356,000 GBRMLS
• 2026-01-08 Listed $356,000 AcadianaMLS
• 2025-10-24 Price Changed $364,900 GBRMLS
• 2025-10-24 Price Changed $364,900 AcadianaMLS
• 2025-06-09 Price Changed $368,000 AcadianaMLS
• 2025-06-09 Price Changed $368,000 GBRMLS
• 2025-05-09 Listed $368,000 AcadianaMLS
• 2025-05-09 Listed $377,500 GBRMLS
• 2025-05-09 Listed $377,500 AcadianaMLS
• 2025-03-14 Price Changed $377,999 AcadianaMLS
• 2025-03-14 Price Changed $377,999 GBRMLS
• 2025-01-17 Price Changed $379,950 AcadianaMLS
• 2025-01-17 Price Changed $379,950 GBRMLS
• 2025-01-12 Price Changed $390,000 AcadianaMLS
• 2025-01-10 Price Changed $390,000 GBRMLS
• 2024-12-11 Listed $399,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-21 Price Changed $399,000 GBRMLS
• 2024-11-20 Price Changed $399,000 AcadianaMLS
• 2024-10-25 Listed $405,000 AcadianaMLS
• 2024-10-25 Listed $405,000 GBRMLS
• 2021-07-15 Sold (MLS) — GBRMLS
• 2021-05-05 Price Changed $366,942 GBRMLS
• 2021-04-22 Price Changed $366,812 GBRMLS
• 2021-04-21 Pending — GBRMLS
• 2021-04-16 Price Changed $366,252 GBRMLS
• 2021-03-17 Price Changed $361,252 GBRMLS
• 2021-02-04 Listed $366,942 AcadianaMLS
• 2021-02-04 Listed $360,252 GBRMLS

Property tax history

+60.8%/yr

Latest (2025): $3,958 · -1.5% YoY. Source: county tax records.