40162 Ronda Ave · Prairieville, LA 70769

$235,000

4 bd · 2.0 ba · 1,974 sqft · SingleFamily · 37 Days on market

Built 1990 0.44 ac lot $119/sqft · 13% below area Est $270k · 13% under

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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 +23.0/30.0
• ARV discount +13.3/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled--roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don't want to miss.

Key facts

• Spacious backyard
• 0.44 acre lot
• 2 parking spots

Tags

• ROOF LESS THAN 5 YEARS OLD
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: employment A+, housing A+, crime B+; 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.
• Zoned schools: Prairieville Primary School (math 59% / reading 69%, grade B, #45 of 646 statewide, top 7%, 845 students, 38% FRL); Prairieville Middle School (math 68% / reading 74%, grade A, #4 of 218 statewide, top 1%, 770 students, 34% FRL); Dutchtown High School (math 70% / reading 68%, grade B, #9 of 265 statewide, top 3%, 2,643 students, 30% FRL).
• Zoned-school proficiency averages 68% at this address vs 53% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Ascension Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 496 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 37 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (median comp): $269,969
• List price: $235,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40182 La Rochelle Rd	0.08mi	3/2.0 (-1)	1,910 (-3%)	4mo	$365,000	$191	82
40215 Marie Rd	0.34mi	4/3.0	1,935 (-2%)	6mo	$359,000	$186	72
40049 Autumn Hill Ave	0.36mi	4/2.0	1,869 (-5%)	4mo	$299,000	$160	71
39471 Waycross Ave	0.48mi	3/2.0 (-1)	1,914 (-3%)	2mo	$349,900	$183	66
17170 La Hwy 929	0.32mi	3/2.0 (-1)	1,803 (-9%)	1mo	$284,500	$158	65
40206 Maddie Dr	0.58mi	4/2.5	1,881 (-5%)	3mo	$339,900	$181	60
40170 Reese Ln	0.63mi	4/2.0	2,078 (+5%)	2mo	$324,500	$156	60
40520 Misty Oak Ct	0.68mi	4/2.0	2,042 (+3%)	5mo	$310,000	$152	58
40153 Reese Ln	0.66mi	4/2.0	2,078 (+5%)	2mo	$354,900	$171	58
39350 Waycross Ave	0.65mi	3/2.0 (-1)	1,917 (-3%)	4mo	$375,000	$196	56
39310 Ironwood Ave	0.72mi	4/2.0	2,061 (+4%)	4mo	$365,000	$177	56
39477 Old Cornerstone Ct	0.55mi	3/2.0 (-1)	1,711 (-13%)	2mo	$305,000	$178	46

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-10,275
• Equity at exit: $35,039

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $30,151
• Equity at exit: $20,319

Cash invested: $65,800 (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 70769

• Rents YoY: 3.5%
• Active inventory: 496
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $418

Break-even live

Break-even rent $1,939

Max offer price $235,000

Occupancy floor 78%

Sensitivity live

Price	-10% $551	-5% $485	+0% $418	+5% $352	+10% $285
Rent	-10% $223	-5% $321	+0% $418	+5% $516	+10% $613
Rate	-1.0pp $537	-0.5pp $478	base $418	+0.5pp $358	+1.0pp $296

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17160 Parker Heights Dr Prairieville, LA	3.0	2.0	1274	$2,100	$1.65	45d	1	0.55mi
17455 Berkshire Dr Prairieville, LA	3.0	2.0	1279	$1,850	$1.45	45d	1	0.98mi
17414 Berkshire Dr Prairieville, LA	3.0	2.0	1575	$1,900	$1.21	25d	1	1.04mi
39106 Harrier St Prairieville, LA	4.0	3.0	1969	$2,350	$1.19	20d	1	1.19mi
39106 Harrier St Prairieville, LA	4.0	3.0	1969	$2,350	$1.19	45d	1	1.19mi
18642 Lake Harbor Ln Prairieville, LA	4.0	2.5	2544	$2,800	$1.10	45d	1	1.25mi

Listing history 27 events

1. 2026-06-21
   days on market $235,000 Active 37 DOM
2. 2026-06-18
   days on market $235,000 Active 34 DOM
3. 2026-06-17
   days on market $235,000 Active 33 DOM
4. 2026-06-16
   status $235,000 Active 32 DOM
5. 2026-05-09
   status Active 518-char remark

   Show marketing remark (529 chars)

   Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled—roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don’t want to miss.

6. 2026-05-09
   status Active 529-char remark

   Show marketing remark (529 chars)

   Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled—roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don’t want to miss.

7. 2026-05-02
   status Pending 518-char remark

   Show marketing remark (529 chars)

   Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled—roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don’t want to miss.

8. 2026-05-02
   status Pending 529-char remark

   Show marketing remark (529 chars)

   Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled—roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don’t want to miss.

9. 2026-04-16
   listed $235,000 Active 529-char remark

   Show marketing remark (518 chars)

   Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled--roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don't want to miss.

10. 2026-04-16
    listed $235,000 Active 518-char remark

    Show marketing remark (518 chars)

    Investor special in the desirable Prairieville High School district! This property offers strong upside potential with key big-ticket items already handled--roof and HVAC system are both less than 5 years old. The home does need cosmetic updates, making it a great value-add opportunity for a flip, rental, or long-term hold. Spacious backyard adds additional appeal for future resale or tenant demand. With location, fundamentals, and equity potential on your side, this is a solid opportunity you don't want to miss.

11. 2020-10-02
    soldstatus $225,000
12. 2020-09-30
    soldstatus Sold
13. 2020-08-31
    status Pending
14. 2020-08-11
    price $229,900
15. 2020-07-16
    listed $237,500 Active
16. 2020-07-16
    listed $229,900
17. 2017-10-20
    soldstatus Sold
18. 2017-09-28
    status Pending
19. 2017-09-19
    listed $214,900 Active
20. 2017-09-19
    listed $214,900
21. 2008-02-11
    soldstatus $170,000
22. 2008-02-04
    soldstatus
23. 2007-10-31
    listed $180,000
24. 2007-10-31
    listed $180,000
25. 1997-06-20
    soldstatus
26. 1997-02-17
    listed $95,000
27. 1997-02-17
    listed $95,000

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,416 · $201/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,622
• − Mortgage interest: −$13,164
• − Property taxes: −$2,416
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$6,836
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $4,712/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

+147.4% since first listed

23 events — show timeline

• 2026-05-09 Relisted — AcadianaMLS
• 2026-05-09 Relisted — GBRMLS
• 2026-05-02 Pending — AcadianaMLS
• 2026-05-02 Pending — GBRMLS
• 2026-04-16 Listed $235,000 GBRMLS
• 2026-04-16 Listed $235,000 AcadianaMLS
• 2020-10-02 Sold (Public Records) $225,000 Public Records
• 2020-09-30 Sold (MLS) — GBRMLS
• 2020-08-31 Pending — GBRMLS
• 2020-08-11 Price Changed $229,900 GBRMLS
• 2020-07-16 Listed $229,900 AcadianaMLS
• 2020-07-16 Listed $237,500 GBRMLS
• 2017-10-20 Sold (MLS) — GBRMLS
• 2017-09-28 Pending — GBRMLS
• 2017-09-19 Listed $214,900 GBRMLS
• 2017-09-19 Listed $214,900 AcadianaMLS
• 2008-02-11 Sold (Public Records) $170,000 Public Records
• 2008-02-04 Sold (MLS) — GBRMLS
• 2007-10-31 Listed $180,000 GBRMLS
• 2007-10-31 Listed $180,000 AcadianaMLS
• 1997-06-20 Sold (MLS) — GBRMLS
• 1997-02-17 Listed $95,000 GBRMLS
• 1997-02-17 Listed $95,000 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $2,416 · -1.5% YoY. Source: county tax records.