37156 Whitestone Ave · Prairieville, LA 70734

$299,900

4 bd · 2.5 ba · 1,981 sqft · SingleFamily · 54 Days on market

Built 2005 0.26 ac lot $151/sqft · 6% below area Est $320k · 6% under $25/mo HOA · 1% of rent

---

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 +23.1/30.0
• ARV discount +10.3/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• 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

Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

Key facts

• Open floor plan
• Formal dining areas
• Corner lot

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• SEPARATE BREAKFAST AREA
• FORMAL DINING AREAS
• FIREPLACE
• LARGE COVERED REAR PATIO

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: Garage; Off-street parking
• Utilities: Public water and sewer (standard for subdivision)
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built by All Star Construction And Exteriors, LLC
• Exterior features: Lot in Cobblestone Parc subdivision; Lot dimensions approx. 83 x 135'

Interior

• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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 $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 54 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $210k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.05% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $320,120
• List price: $299,900
• Delta: -6.32%
• 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
37416 Dutchtown Crossing Ave	0.50mi	4/3.0	1,985 (+0%)	1mo	$339,500	$171	73
37503 Dutchtown Crossing Ave	0.66mi	4/3.0	1,959 (-1%)	4mo	$350,000	$179	62
37510 Dutchtown Crossing Ave	0.67mi	4/2.5	2,055 (+4%)	3mo	$349,000	$170	60
13308 Belle Prairie Dr	0.56mi	4/2.0	2,113 (+7%)	2mo	$443,000	$210	59
13313 Mill Grove Dr	0.63mi	4/3.0	1,950 (-2%)	10mo	$365,000	$187	58
37380 Mill Park Ave	0.50mi	4/2.0	2,086 (+5%)	10mo	$370,000	$177	57
13255 Mill Point Dr	0.58mi	4/3.0	2,085 (+5%)	9mo	$384,000	$184	55
36310 Belle Reserve Ave	0.75mi	3/2.0 (-1)	2,039 (+3%)	0mo	$350,000	$172	53
37055 John St	0.30mi	3/2.5 (-1)	1,716 (-13%)	7mo	$285,000	$166	53
12412 Mill House Dr	0.74mi	4/3.0	1,878 (-5%)	8mo	$330,000	$176	48
13229 Old Dutchtown Ave	0.63mi	3/2.5 (-1)	1,822 (-8%)	9mo	$330,000	$181	44
13008 Dutchtown Mill Dr	0.68mi	3/2.0 (-1)	1,745 (-12%)	2mo	$314,000	$180	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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-14,264
• Equity at exit: $44,716

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $31,691
• Equity at exit: $25,930

Cash invested: $83,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,138 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$216 /mo · $2,598/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $540

Break-even live

Break-even rent $2,455

Max offer price $299,900

Occupancy floor 78%

Sensitivity live

Price	-10% $709	-5% $624	+0% $540	+5% $455	+10% $370
Rent	-10% $292	-5% $416	+0% $540	+5% $664	+10% $787
Rate	-1.0pp $691	-0.5pp $616	base $540	+0.5pp $462	+1.0pp $383

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37393 Preserve Trl Gonzales, LA	3.0	2.5	1956	$2,500	$1.28	15d	2	0.55mi
37313 Mindy Way Ave Prairieville, LA	4.0	3.0	2517	$4,050	$1.61	44d	1	0.63mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 29 events

1. 2026-06-18
   days on market $299,900 Active 54 DOM
2. 2026-06-17
   days on market $299,900 Active 53 DOM
3. 2026-06-16
   days on market $299,900 Active 52 DOM
4. 2026-06-15
   days on market $299,900 Active 51 DOM
5. 2026-06-14
   days on market $299,900 Active 49 DOM
6. 2026-06-10
   days on market $299,900 Active 46 DOM
7. 2026-06-09
   days on market $299,900 Active 45 DOM
8. 2026-06-08
   days on market $299,900 Active 44 DOM
9. 2026-06-07
   days on market $299,900 Active 43 DOM
10. 2026-06-05
    days on market $299,900 Active 40 DOM
11. 2026-06-03
    days on market $299,900 Active 39 DOM
12. 2026-06-02
    days on market $299,900 Active 38 DOM
13. 2026-06-01
    days on market $299,900 Active 37 DOM
14. 2026-05-31
    remarks 523-char remark

    Show marketing remark (533 chars)

    Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

15. 2026-05-31
    remarks 505-char remark

    Show marketing remark (533 chars)

    Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

16. 2026-05-31
    pricedays on market $299,900 Active 36 DOM

    Show marketing remark (533 chars)

    Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

17. 2026-05-31
    days on market $315,000 Active 35 DOM

    Show marketing remark (533 chars)

    Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

18. 2026-04-23
    listed $315,000 Active 376-char remark

    Show marketing remark (533 chars)

    Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

19. 2026-04-23
    listed $315,000 Active 376-char remark

    Show marketing remark (533 chars)

    Home on corner lot, with 4 bedrooms and 2.5 bathrooms in highly sought-after Geismar ("Dutchtown") area just minutes from I-10 or Airline Hwy for your commute. Features an open floor plan, separate breakfast and formal dining areas, fireplace, large covered rear patio. Primary bedroom has pocket ceiling and en-suite bathroom with separate shower and dual vanities. Served by Ascension Parish Schools. New REDUCED price below comparable sales in the area reflects flooring and cosmetic (painting, other) improvement needs.

20. 2026-03-27
    soldstatus $210,000
21. 2010-10-08
    listed $216,800
22. 2010-10-08
    listed $216,800
23. 2006-04-05
    soldstatus $210,000
24. 2005-09-21
    soldstatus
25. 2005-09-06
    listed $210,000
26. 2005-09-06
    listed $210,000
27. 2003-09-09
    soldstatus
28. 2003-02-24
    listed $163,500
29. 2003-02-24
    listed $163,500

ⓘ 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: $2,598 · $216/mo
• Projected year-2 tax: $2,598 · $216/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: $37,652
• − Mortgage interest: −$16,799
• − Property taxes: −$2,598
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,012
• − Management: −$3,012
• − HOA: −$300
• − Depreciation: −$8,724
• Taxable income: $1,707
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $6,065/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

+83.4% since first listed

14 events — show timeline

• 2026-05-31 Price Changed $299,900 AcadianaMLS
• 2026-05-31 Price Changed $299,900 GBRMLS
• 2026-04-23 Listed $315,000 GBRMLS
• 2026-04-23 Listed $315,000 AcadianaMLS
• 2026-03-27 Sold (Public Records) $210,000 Public Records
• 2010-10-08 Listed $216,800 AcadianaMLS
• 2010-10-08 Listed $216,800 GBRMLS
• 2006-04-05 Sold (Public Records) $210,000 Public Records
• 2005-09-21 Sold (MLS) — GBRMLS
• 2005-09-06 Listed $210,000 AcadianaMLS
• 2005-09-06 Listed $210,000 GBRMLS
• 2003-09-09 Sold (MLS) — GBRMLS
• 2003-02-24 Listed $163,500 GBRMLS
• 2003-02-24 Listed $163,500 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $2,598 · -1.5% YoY. Source: county tax records.