5178 White River Rd · Darrow, LA 70725

$372,600

3 bd · 2.0 ba · 1,786 sqft · SingleFamily · 667 Days on market

Built 2024 6,969 sqft lot $209/sqft · at area comps Est $369k · at est. $15/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 +7.8/30.0
• ARV discount +7.1/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Open 1-5 p.m., Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces...1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

Key facts

• Fireplaces
• Custom cabinets
• Soaking tub

Tags

• OUTDOOR KITCHEN
• FIREPLACES
• CUSTOM CABINETS
• PRIMARY SUITE
• SOAKING TUB
• TILED SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $373k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (30.9% below list).
• Recommended offer: $257k (30.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 23 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $2k appreciation (0.4% local appreciation)).
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 667 days — a 12% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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.

Recommended offer $257,453 (30.9% 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 667 days. Have you received any prior offers? Is the seller open to a 31% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.69% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 12.1

CMA / ARV

• ARV (median comp): $369,131
• List price: $372,600
• Delta: 0.94%
• 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
5166 Black River Rd	0.26mi	3/2.0	1,767 (-1%)	10mo	$359,000	$203	78
39521 Hernando De Soto Dr	0.08mi	4/2.0 (+1)	2,016 (+13%)	1mo	$403,010	$200	69
5154 Black River Rd	0.23mi	3/2.0	1,959 (+10%)	6mo	$399,793	$204	68
5174 Black River Rd	0.27mi	3/2.0	1,880 (+5%)	14mo	$382,015	$203	67
5140 Black River Rd	0.21mi	4/2.0 (+1)	1,861 (+4%)	16mo	$336,550	$181	65
7019 Panama Canal Dr	0.06mi	4/2.0 (+1)	2,029 (+14%)	8mo	$317,375	$156	63
5345 Faulkner Dr	0.69mi	3/2.0	1,908 (+7%)	1mo	$239,900	$126	55
5115 Salinger Dr	0.66mi	3/2.0	1,721 (-4%)	14mo	$250,000	$145	51
5134 Black River Rd	0.20mi	4/2.0 (+1)	2,015 (+13%)	17mo	$362,225	$180	50
5302 Courtyard Dr	0.73mi	3/2.0	2,039 (+14%)	8mo	$340,000	$167	36
5270 Courtyard Dr	0.72mi	3/2.0	2,014 (+13%)	14mo	$360,000	$179	34
40367 Kipling Dr	0.71mi	4/2.0 (+1)	1,998 (+12%)	11mo	$250,000	$125	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.72×
• Total profit: $-29,677
• Equity at exit: $115,815

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-2,251
• Equity at exit: $145,454

Cash invested: $104,328 (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 70725

• Home prices YoY: 0.2%
• Active inventory: 23
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$1,954
• Tax from tax record: −$316 /mo · $3,796/yr
• Insurance: −$155
• HOA: −$15
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-407

Break-even live

Break-even rent $3,089

Max offer price $300,762

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-301	+0% $-407	+5% $-512	+10% $-618
Rent	-10% $-610	-5% $-508	+0% $-407	+5% $-305	+10% $-203
Rate	-1.0pp $-219	-0.5pp $-312	base $-407	+0.5pp $-503	+1.0pp $-601

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: $93,150
• Closing costs: $11,178
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5207 White River Rd Darrow, LA	3.0	2.0	2012	$2,650	$1.32	25d	1	0.23mi
40450 Hawthorne Dr Darrow, LA	4.0	2.0	2045	$2,250	$1.10	15d	1	0.90mi
40020 Gadwall Ct Gonzales, LA	4.0	2.0	2006	$2,600	$1.30	25d	1	1.32mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: gas

Listing history 32 events

1. 2026-06-21
   days on market $372,600 Active 667 DOM
2. 2026-06-18
   days on market $372,600 Active 664 DOM
3. 2026-06-17
   days on market $372,600 Active 663 DOM
4. 2026-06-16
   days on market $372,600 Active 662 DOM
5. 2026-06-15
   days on market $372,600 Active 661 DOM
6. 2026-06-14
   days on market $372,600 Active 659 DOM
7. 2026-06-10
   days on market $372,600 Active 656 DOM
8. 2026-06-09
   days on market $372,600 Active 655 DOM
9. 2026-06-08
   days on market $372,600 Active 654 DOM
10. 2026-06-07
    days on market $372,600 Active 653 DOM
11. 2026-06-05
    days on market $372,600 Active 650 DOM
12. 2026-06-03
    days on market $372,600 Active 649 DOM
13. 2026-06-02
    days on market $372,600 Active 648 DOM
14. 2026-06-01
    days on market $372,600 Active 647 DOM
15. 2026-05-31
    days on market $372,600 Active 646 DOM
16. 2026-05-31
    days on market $372,600 Active 645 DOM
17. 2026-02-26
    price $372,600 1216-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

18. 2026-02-26
    price $372,600 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

19. 2025-08-01
    status Active 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

20. 2025-07-22
    status Active 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

21. 2025-07-16
    status Active 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

22. 2025-07-15
    status Active 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

23. 2025-05-30
    status Pending 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

24. 2024-12-11
    listed $378,600 Active 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

25. 2024-12-11
    historical 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

26. 2024-06-25
    price $378,600 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

27. 2024-06-22
    historical
28. 2024-06-21
    listed $378,600 Active 1216-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

29. 2024-06-21
    listed $357,700 Active 1220-char remark

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

30. 2024-06-21
    listed $378,600 Active

    Show marketing remark (1220 chars)

    Open 1-5 p. m. , Friday-Sunday. Amazing new Kensington 3 BR + Office Plan offers luxury throughout and wonderful outdoor spaces for entertaining and enjoying your home every evening. 2 Fireplaces. .. 1 inside and 1 opposite your outdoor kitchen. Tall ceilings, crown molding, shiplap wall in foyer, office with built-ins, custom cabinets to the ceiling, split plan with gorgeous primary suite. Freestanding luxurious rectangle soaking tub, oversized custom tiled shower, and large closet with chest of drawers connects to Laundry Room with ample cabinets and counterspace. There is a mud-bench area off the garage. The office has custom built in desk with floating shelves. Kitchen has cabinets to the ceiling, island, pantry, 5 burner gas range with air fry feature, microwave built in (not above range), undercabinet lighting, and 3 CM granite. Beautiful luxury vinyl plank flooring throughout, NO CARPET. Energy efficient with radiant barrier roof decking, high efficiency vinyl windows, extra insulation in attic equals low utility bills. Measurements deemed reliable but are not guaranteed by seller, broker or agent. $4000 in Seller Paid Closing Costs when financing is with Blake Maggio with GMFS in Prairieville.

31. 2024-04-25
    listed $357,700 Active
32. 2024-04-25
    listed $357,700

ⓘ 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: $3,796 · $316/mo
• Projected year-2 tax: $3,796 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,894
• − Mortgage interest: −$20,871
• − Property taxes: −$3,796
• − Insurance: −$1,863
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − HOA: −$180
• − Depreciation: −$10,839
• Taxable loss: −$11,598
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-2,096/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 — Darrow

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 995

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 Black (72%)
• Race & ethnicity: Black 72% White 28%
• Common ancestry: Lithuanian 14%

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: ▲ 0.41%
• Current HPI: 186.9917
• 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

+4.2% since first listed

16 events — show timeline

• 2026-02-26 Price Changed $372,600 AcadianaMLS
• 2026-02-26 Price Changed $372,600 GBRMLS
• 2025-08-01 Relisted — GBRMLS
• 2025-07-22 Relisted — GBRMLS
• 2025-07-16 Relisted — GBRMLS
• 2025-07-15 Relisted — GBRMLS
• 2025-05-30 Pending — GBRMLS
• 2024-12-11 Listed $378,600 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-06-25 Price Changed $378,600 GBRMLS
• 2024-06-22 Delisted — GBRMLS
• 2024-06-21 Listed $378,600 AcadianaMLS
• 2024-06-21 Listed $357,700 GBRMLS
• 2024-06-21 Listed $378,600 AcadianaMLS
• 2024-04-25 Listed $357,700 AcadianaMLS
• 2024-04-25 Listed $357,700 GBRMLS

Property tax history

+67.0%/yr

Latest (2025): $3,796 · +680.1% YoY. Source: county tax records.