39006 Camp Dr · Prairieville, LA 70769

$275,000

3 bd · 2.0 ba · 1,927 sqft · SingleFamily · 97 Days on market

Built 1978 0.81 ac lot $143/sqft · 9% below area Est $303k · 9% 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 +17.9/30.0
• ARV discount +11.7/15.0
• DSCR +5.6/10.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• 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

Step inside this beautifully remodeled home featuring an open-concept living and kitchen floor plan designed for both comfort and entertaining. The interior showcases exposed wood beams, granite countertops, vinyl tile flooring throughout, and a cozy wood-burning fireplace, creating a warm and inviting space. The open layout flows seamlessly into a separate dining area, perfect for gatherings and everyday living. Just beyond the living area, you'll find a large covered back patio overlooking the expansive backyard, ideal for relaxing or hosting friends and family. Toward the rear of the property, a beautiful wooden deck overlooks Bayou Manchac, offering peaceful views and a unique outdoor setting. A standout feature of the property is the heated and cooled bonus room that is not included in the living square footage. This versatile space would make an excellent home office, studio, or workshop for a small business owner. The home offers 3 bedrooms and 2 bathrooms, including a comfortable primary suite with dual vanities, a walk-in closet, and a tub/shower combo. Situated on a spacious 0.81-acre lot backing up to Bayou Manchac, the property provides both privacy and scenic natural surroundings. The home also features covered parking, a durable metal roof, and classic brick construction, combining timeless curb appeal with modern updates.

Key facts

• Open concept living
• Spacious lot
• 0.81 acre lot

Tags

• OPEN CONCEPT LIVING
• COZY WOOD BURNING FIREPLACE
• LARGE COVERED BACK PATIO
• BEAUTIFUL WOODEN DECK
• HEATED AND COOLED BONUS ROOM
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $241k (12.5% below list).
• Recommended offer: $241k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 97 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $275k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,641 (12.5% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.88% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (median comp): $302,971
• List price: $275,000
• Delta: -9.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10233 Savannah Jane Ln	0.72mi	3/2.0	1,887 (-2%)	11mo	$308,000	$163	54
10422 Montrachet Dr	0.71mi	3/2.0	2,142 (+11%)	12mo	$305,000	$142	38

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-36,691
• Equity at exit: $41,003

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-18,630
• Equity at exit: $23,777

Cash invested: $77,000 (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 70769

• Rents YoY: 3.5%
• Active inventory: 492
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$113 /mo · $1,357/yr
• Insurance: −$115
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $106

Break-even live

Break-even rent $2,272

Max offer price $275,000

Occupancy floor 91%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	44d	1	0.76mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	19d	1	0.76mi
20122 Leandor Isle Ave Baton Rouge, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	0.88mi
10130 Oak Colony Dr Baton Rouge, LA	4.0	3.0	2357	$2,750	$1.17	44d	1	1.01mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	19d	1	1.06mi
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	19d	1	1.17mi

Listing history 39 events

1. 2026-06-18
   days on market $275,000 Active 97 DOM
2. 2026-06-17
   days on market $275,000 Active 96 DOM
3. 2026-06-16
   days on market $275,000 Active 95 DOM
4. 2026-06-15
   days on market $275,000 Active 94 DOM
5. 2026-06-14
   days on market $275,000 Active 92 DOM
6. 2026-06-10
   days on market $275,000 Active 89 DOM
7. 2026-06-09
   days on market $275,000 Active 88 DOM
8. 2026-06-08
   days on market $275,000 Active 87 DOM
9. 2026-06-07
   days on market $275,000 Active 86 DOM
10. 2026-06-05
    days on market $275,000 Active 83 DOM
11. 2026-06-03
    days on market $275,000 Active 82 DOM
12. 2026-06-02
    days on market $275,000 Active 81 DOM
13. 2026-06-01
    days on market $275,000 Active 80 DOM
14. 2026-05-31
    days on market $275,000 Active 79 DOM
15. 2026-05-31
    days on market $275,000 Active 78 DOM
16. 2026-04-07
    price $285,000 1358-char remark

    Show marketing remark (1364 chars)

    Step inside this beautifully remodeled home featuring an open-concept living and kitchen floor plan designed for both comfort and entertaining. The interior showcases exposed wood beams, granite countertops, vinyl tile flooring throughout, and a cozy wood-burning fireplace, creating a warm and inviting space. The open layout flows seamlessly into a separate dining area, perfect for gatherings and everyday living. Just beyond the living area, you’ll find a large covered back patio overlooking the expansive backyard, ideal for relaxing or hosting friends and family. Toward the rear of the property, a beautiful wooden deck overlooks Bayou Manchac, offering peaceful views and a unique outdoor setting. A standout feature of the property is the heated and cooled bonus room that is not included in the living square footage. This versatile space would make an excellent home office, studio, or workshop for a small business owner. The home offers 3 bedrooms and 2 bathrooms, including a comfortable primary suite with dual vanities, a walk-in closet, and a tub/shower combo. Situated on a spacious 0.81-acre lot backing up to Bayou Manchac, the property provides both privacy and scenic natural surroundings. The home also features covered parking, a durable metal roof, and classic brick construction, combining timeless curb appeal with modern updates.

17. 2026-04-07
    price $285,000 1364-char remark

    Show marketing remark (1364 chars)

    Step inside this beautifully remodeled home featuring an open-concept living and kitchen floor plan designed for both comfort and entertaining. The interior showcases exposed wood beams, granite countertops, vinyl tile flooring throughout, and a cozy wood-burning fireplace, creating a warm and inviting space. The open layout flows seamlessly into a separate dining area, perfect for gatherings and everyday living. Just beyond the living area, you’ll find a large covered back patio overlooking the expansive backyard, ideal for relaxing or hosting friends and family. Toward the rear of the property, a beautiful wooden deck overlooks Bayou Manchac, offering peaceful views and a unique outdoor setting. A standout feature of the property is the heated and cooled bonus room that is not included in the living square footage. This versatile space would make an excellent home office, studio, or workshop for a small business owner. The home offers 3 bedrooms and 2 bathrooms, including a comfortable primary suite with dual vanities, a walk-in closet, and a tub/shower combo. Situated on a spacious 0.81-acre lot backing up to Bayou Manchac, the property provides both privacy and scenic natural surroundings. The home also features covered parking, a durable metal roof, and classic brick construction, combining timeless curb appeal with modern updates.

18. 2026-03-13
    listed $300,000 Active 1358-char remark

    Show marketing remark (1364 chars)

    Step inside this beautifully remodeled home featuring an open-concept living and kitchen floor plan designed for both comfort and entertaining. The interior showcases exposed wood beams, granite countertops, vinyl tile flooring throughout, and a cozy wood-burning fireplace, creating a warm and inviting space. The open layout flows seamlessly into a separate dining area, perfect for gatherings and everyday living. Just beyond the living area, you’ll find a large covered back patio overlooking the expansive backyard, ideal for relaxing or hosting friends and family. Toward the rear of the property, a beautiful wooden deck overlooks Bayou Manchac, offering peaceful views and a unique outdoor setting. A standout feature of the property is the heated and cooled bonus room that is not included in the living square footage. This versatile space would make an excellent home office, studio, or workshop for a small business owner. The home offers 3 bedrooms and 2 bathrooms, including a comfortable primary suite with dual vanities, a walk-in closet, and a tub/shower combo. Situated on a spacious 0.81-acre lot backing up to Bayou Manchac, the property provides both privacy and scenic natural surroundings. The home also features covered parking, a durable metal roof, and classic brick construction, combining timeless curb appeal with modern updates.

19. 2026-03-13
    listed $300,000 Active 1364-char remark

    Show marketing remark (1364 chars)

    Step inside this beautifully remodeled home featuring an open-concept living and kitchen floor plan designed for both comfort and entertaining. The interior showcases exposed wood beams, granite countertops, vinyl tile flooring throughout, and a cozy wood-burning fireplace, creating a warm and inviting space. The open layout flows seamlessly into a separate dining area, perfect for gatherings and everyday living. Just beyond the living area, you’ll find a large covered back patio overlooking the expansive backyard, ideal for relaxing or hosting friends and family. Toward the rear of the property, a beautiful wooden deck overlooks Bayou Manchac, offering peaceful views and a unique outdoor setting. A standout feature of the property is the heated and cooled bonus room that is not included in the living square footage. This versatile space would make an excellent home office, studio, or workshop for a small business owner. The home offers 3 bedrooms and 2 bathrooms, including a comfortable primary suite with dual vanities, a walk-in closet, and a tub/shower combo. Situated on a spacious 0.81-acre lot backing up to Bayou Manchac, the property provides both privacy and scenic natural surroundings. The home also features covered parking, a durable metal roof, and classic brick construction, combining timeless curb appeal with modern updates.

20. 2022-04-12
    soldstatus $45,000
21. 2017-08-21
    soldstatus Sold
22. 2017-08-08
    status Pending
23. 2017-08-05
    price $45,000
24. 2017-07-18
    price $50,000
25. 2017-06-24
    price $55,000
26. 2017-06-20
    listed $90,000 Active
27. 2017-06-20
    listed $45,000
28. 2010-05-13
    soldstatus $119,000
29. 2010-05-12
    soldstatus
30. 2009-06-22
    listed $109,000
31. 2009-06-22
    listed $109,000
32. 2008-07-02
    listed $184,900
33. 2008-07-02
    listed $184,900
34. 2008-03-07
    listed $239,900
35. 2008-03-07
    listed $239,900
36. 2006-07-06
    soldstatus $134,900
37. 2002-02-06
    soldstatus
38. 2001-10-09
    listed $119,900
39. 2001-10-09
    listed $119,900

ⓘ 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: $1,357 · $113/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$156/yr (+$13/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $28,877
• − Mortgage interest: −$15,404
• − Property taxes: −$1,357
• − Insurance: −$2,878
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$8,000
• Taxable loss: −$3,382
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $2,085/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

+137.7% since first listed

24 events — show timeline

• 2026-04-07 Price Changed $285,000 AcadianaMLS
• 2026-04-07 Price Changed $285,000 GBRMLS
• 2026-03-13 Listed $300,000 GBRMLS
• 2026-03-13 Listed $300,000 AcadianaMLS
• 2022-04-12 Sold (Public Records) $45,000 Public Records
• 2017-08-21 Sold (MLS) — GBRMLS
• 2017-08-08 Pending — GBRMLS
• 2017-08-05 Price Changed $45,000 GBRMLS
• 2017-07-18 Price Changed $50,000 GBRMLS
• 2017-06-24 Price Changed $55,000 GBRMLS
• 2017-06-20 Listed $90,000 GBRMLS
• 2017-06-20 Listed $45,000 AcadianaMLS
• 2010-05-13 Sold (Public Records) $119,000 Public Records
• 2010-05-12 Sold (MLS) — GBRMLS
• 2009-06-22 Listed $109,000 GBRMLS
• 2009-06-22 Listed $109,000 AcadianaMLS
• 2008-07-02 Listed $184,900 AcadianaMLS
• 2008-07-02 Listed $184,900 GBRMLS
• 2008-03-07 Listed $239,900 AcadianaMLS
• 2008-03-07 Listed $239,900 GBRMLS
• 2006-07-06 Sold (Public Records) $134,900 Public Records
• 2002-02-06 Sold (MLS) — GBRMLS
• 2001-10-09 Listed $119,900 GBRMLS
• 2001-10-09 Listed $119,900 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $1,357 · -1.5% YoY. Source: county tax records.