41156 Hwy 42 Rd · Prairieville, LA 70769

$230,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily · 112 Days on market

Built 1992 0.58 ac lot $192/sqft · at area comps Est $220k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• ARV discount +5.6/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

?? INVESTOR SPECIAL - PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don't miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 -- selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don't miss your chance to make this one your own!

Key facts

• 0.58 acre lot
• Built 1992
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+3.5%/yr); 492 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 112 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $230k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.08% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $220,492
• List price: $230,000
• Delta: 4.31%
• 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
18152 Woodhaven Dr	0.26mi	3/2.0 (-1)	1,200 (0%)	2mo	$189,900	$158	81
18133 Woodhaven Dr	0.25mi	3/2.0 (-1)	1,250 (+4%)	5mo	$199,900	$160	73
18100 Woodhaven Dr	0.19mi	3/2.0 (-1)	1,256 (+5%)	12mo	$210,000	$167	69
18129 Woodhaven Dr	0.24mi	3/2.0 (-1)	1,169 (-3%)	14mo	$215,000	$184	68
41158 2nd Colonial St	0.25mi	3/2.0 (-1)	1,350 (+12%)	7mo	$123,375	$91	57
18111 Woodhaven Dr	0.22mi	3/2.0 (-1)	1,329 (+11%)	13mo	$195,000	$147	56
18340 Syble Rd	0.60mi	3/2.0 (-1)	1,200 (0%)	16mo	$240,000	$200	54
18119 Conthia St	0.32mi	3/2.0 (-1)	1,314 (+10%)	13mo	$229,000	$174	53
18054 Little Prairie Rd	0.38mi	3/2.0 (-1)	1,295 (+8%)	14mo	$203,500	$157	52
40157 Autumn Breeze Ave	0.63mi	3/2.0 (-1)	1,204 (+0%)	16mo	$198,500	$165	52
41331 Cherry Hl	0.38mi	3/2.0 (-1)	1,360 (+13%)	12mo	$240,000	$176	45
17347 W Autumn Dr	0.49mi	3/2.0 (-1)	1,350 (+12%)	21mo	$250,000	$185	34

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-25,070
• Equity at exit: $34,294

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,291
• Equity at exit: $19,886

Cash invested: $64,400 (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 70769

• Rents YoY: 3.5%
• Active inventory: 492
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $170

Break-even live

Break-even rent $2,272

Max offer price $230,000

Occupancy floor 88%

Sensitivity live

Price	-10% $301	-5% $236	+0% $170	+5% $105	+10% $40
Rent	-10% $-26	-5% $72	+0% $170	+5% $269	+10% $367
Rate	-1.0pp $286	-0.5pp $229	base $170	+0.5pp $111	+1.0pp $50

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17455 Berkshire Dr Prairieville, LA	3.0	2.0	1279	$1,850	$1.45	44d	1	0.22mi
17160 Parker Heights Dr Prairieville, LA	3.0	2.0	1274	$2,100	$1.65	44d	1	0.83mi

Listing history 29 events

1. 2026-06-18
   days on market $230,000 Active 112 DOM
2. 2026-06-17
   days on market $230,000 Active 111 DOM
3. 2026-06-16
   days on market $230,000 Active 110 DOM
4. 2026-06-15
   days on market $230,000 Active 109 DOM
5. 2026-06-14
   days on market $230,000 Active 107 DOM
6. 2026-06-10
   days on market $230,000 Active 104 DOM
7. 2026-06-09
   days on market $230,000 Active 103 DOM
8. 2026-06-08
   days on market $230,000 Active 102 DOM
9. 2026-06-07
   days on market $230,000 Active 101 DOM
10. 2026-06-05
    days on market $230,000 Active 98 DOM
11. 2026-06-03
    days on market $230,000 Active 97 DOM
12. 2026-06-02
    days on market $230,000 Active 96 DOM
13. 2026-06-01
    days on market $230,000 Active 95 DOM
14. 2026-05-31
    days on market $230,000 Active 94 DOM
15. 2026-05-31
    days on market $230,000 Active 93 DOM
16. 2026-05-08
    price $230,000 633-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

17. 2026-05-08
    price $230,000 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

18. 2026-05-01
    status Active 633-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

19. 2026-05-01
    status Active 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

20. 2026-04-14
    historical 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

21. 2026-03-13
    status Active 633-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

22. 2026-03-13
    status Active 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

23. 2026-03-11
    historical 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

24. 2026-02-25
    status Active 633-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

25. 2026-02-25
    status Active 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

26. 2026-02-17
    historical 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

27. 2026-01-24
    listed $250,500 Active 633-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

28. 2026-01-24
    listed $250,500 Active 661-char remark

    Show marketing remark (661 chars)

    ?? INVESTOR SPECIAL – PRICED TO SELL FAST ?? Great opportunity in a desirable location! This property is a must see for investors or buyers looking to customize and add value. Sitting on a spacious lot, the true value is in the land and potential. Sold AS-IS. Serious inquiries only. Don’t miss this opportunity! 18038 Muddy Creek Rd & 41156 Hwy 42 — selling both lots together (7A & 7B). A must-see opportunity! Seller is highly motivated. This property is a true diamond in the rough, offering incredible potential in a convenient location with easy access to major roads. Don’t miss your chance to make this one your own!

29. 2025-02-10
    soldstatus $60,000

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$468/yr (+$39/mo · 58.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $29,853
• − Mortgage interest: −$12,884
• − Property taxes: −$797
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$6,691
• Taxable loss: −$1,563
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $2,420/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

• Census place: Prairieville, LA
• County: Ascension Parish · 98,362 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 49,278
• Household income: $109,404
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 91.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -111.56%
• Current HPI: 144.2267
• Rent YoY: ▲ 3.47%
• 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

+283.3% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $230,000 AcadianaMLS
• 2026-05-08 Price Changed $230,000 GSREIN
• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GSREIN
• 2026-04-14 Listing Removed — GSREIN
• 2026-03-13 Relisted — AcadianaMLS
• 2026-03-13 Relisted — GSREIN
• 2026-03-11 Listing Removed — GSREIN
• 2026-02-25 Relisted — AcadianaMLS
• 2026-02-25 Relisted — GSREIN
• 2026-02-17 Listing Removed — GSREIN
• 2026-01-24 Listed $250,500 GSREIN
• 2026-01-24 Listed $250,500 AcadianaMLS
• 2025-02-10 Sold (Public Records) $60,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $797 · +67.7% YoY. Source: county tax records.