18322 Eldon St · Prairieville, LA 70769

$220,000

3 bd · 2.0 ba · 1,513 sqft · SingleFamily · 231 Days on market

Built 1986 10,018 sqft lot $145/sqft · 27% below area Est $301k · 27% under

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Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• 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

REDUCE PRICE!!!!! Excellent Opportunity! Excellent location, very close to shopping centers and just minutes from Baton Rouge. Corner house with brick exterior walls. The house features an open-plan living area (living room, dining room, kitchen) creating a spacious atmosphere. It has 3 bedrooms, 2 full bathrooms, a kitchen, and a large laundry room; a large front porch, and a spacious front and back yard enclosed by a chain-link fence. The property also includes storage space and is conveniently located near Oak Grove Elementary School, Prairieville Middle School, and Dutchtown High School. The property is being sold with lot #177 of the Trailerland Subdivision. The sale of this house includes a refrigerator, washer, and dryer.

Key facts

• Large front porch
• Chain-link fence
• Storage space

Tags

• OPEN-PLAN LIVING AREA
• BRICK EXTERIOR WALLS
• LARGE FRONT PORCH
• SPACIOUS FRONT AND BACK YARD
• CHAIN-LINK FENCE
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% 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: Rents rising (+3.5%/yr); 492 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 231 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y ago; this cycle's ask is 15614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $139k; list at $220k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (median comp): $301,263
• List price: $220,000
• Delta: -26.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38451 Brown Rd	0.26mi	3/2.0	1,588 (+5%)	4mo	$284,900	$179	76
38323 Cotton Creek Ave	0.27mi	3/2.0	1,601 (+6%)	4mo	$279,500	$175	74
38487 Brown Rd	0.18mi	3/2.0	1,616 (+7%)	7mo	$289,900	$179	74
38461 Brown Rd	0.23mi	3/2.0	1,677 (+11%)	7mo	$299,900	$179	65
38329 Brown Rd	0.31mi	3/2.0	1,616 (+7%)	19mo	$2,000	$1	58
38287 Cotton Creek Ave	0.22mi	3/2.0	1,679 (+11%)	20mo	$294,900	$176	55
38415 Brown Rd	0.31mi	3/2.0	1,670 (+10%)	17mo	$299,000	$179	54

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-8,455
• Equity at exit: $32,803

10-year hold

• IRR: 6.5%
• Equity multiple: 1.50×
• Total profit: $30,529
• Equity at exit: $19,022

Cash invested: $61,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $411

Break-even live

Break-even rent $1,726

Max offer price $220,000

Occupancy floor 77%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	14d	1	0.99mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	14d	1	1.03mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	14d	15	1.03mi
17120 Willow Oak Aly Prairieville, LA	3.0	2.5	1293	$1,950	$1.51	43d	1	1.24mi
38159 Willow Lake East Ave Prairieville, LA	3.0	2.0	1825	$2,000	$1.10	43d	1	1.37mi
17091 Swamp Rd E #901 Prairieville, LA	3.0	2.0	1280	$1,600	$1.25	43d	1	1.44mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	19d	1	1.44mi

Listing history 41 events

1. 2026-06-18
   days on market $220,000 Active 231 DOM
2. 2026-06-17
   days on market $220,000 Active 230 DOM
3. 2026-06-16
   days on market $220,000 Active 229 DOM
4. 2026-06-15
   days on market $220,000 Active 228 DOM
5. 2026-06-14
   days on market $220,000 Active 226 DOM
6. 2026-06-10
   days on market $220,000 Active 223 DOM
7. 2026-06-09
   days on market $220,000 Active 222 DOM
8. 2026-06-08
   days on market $220,000 Active 221 DOM
9. 2026-06-07
   days on market $220,000 Active 220 DOM
10. 2026-06-05
    days on market $220,000 Active 217 DOM
11. 2026-06-03
    days on market $220,000 Active 216 DOM
12. 2026-06-02
    days on market $220,000 Active 215 DOM
13. 2026-06-01
    days on market $220,000 Active 214 DOM
14. 2026-05-31
    days on market $220,000 Active 213 DOM
15. 2026-05-31
    days on market $220,000 Active 212 DOM
16. 2026-05-11
    historical $1,400
17. 2026-04-18
    listed $1,400
18. 2026-02-13
    price $220,000 738-char remark

    Show marketing remark (738 chars)

    REDUCE PRICE!!!!! Excellent Opportunity! Excellent location, very close to shopping centers and just minutes from Baton Rouge. Corner house with brick exterior walls. The house features an open-plan living area (living room, dining room, kitchen) creating a spacious atmosphere. It has 3 bedrooms, 2 full bathrooms, a kitchen, and a large laundry room; a large front porch, and a spacious front and back yard enclosed by a chain-link fence. The property also includes storage space and is conveniently located near Oak Grove Elementary School, Prairieville Middle School, and Dutchtown High School. The property is being sold with lot #177 of the Trailerland Subdivision. The sale of this house includes a refrigerator, washer, and dryer.

19. 2026-02-13
    price $220,000 738-char remark

    Show marketing remark (738 chars)

    REDUCE PRICE!!!!! Excellent Opportunity! Excellent location, very close to shopping centers and just minutes from Baton Rouge. Corner house with brick exterior walls. The house features an open-plan living area (living room, dining room, kitchen) creating a spacious atmosphere. It has 3 bedrooms, 2 full bathrooms, a kitchen, and a large laundry room; a large front porch, and a spacious front and back yard enclosed by a chain-link fence. The property also includes storage space and is conveniently located near Oak Grove Elementary School, Prairieville Middle School, and Dutchtown High School. The property is being sold with lot #177 of the Trailerland Subdivision. The sale of this house includes a refrigerator, washer, and dryer.

20. 2025-10-30
    listed $265,000 Active 738-char remark

    Show marketing remark (738 chars)

    REDUCE PRICE!!!!! Excellent Opportunity! Excellent location, very close to shopping centers and just minutes from Baton Rouge. Corner house with brick exterior walls. The house features an open-plan living area (living room, dining room, kitchen) creating a spacious atmosphere. It has 3 bedrooms, 2 full bathrooms, a kitchen, and a large laundry room; a large front porch, and a spacious front and back yard enclosed by a chain-link fence. The property also includes storage space and is conveniently located near Oak Grove Elementary School, Prairieville Middle School, and Dutchtown High School. The property is being sold with lot #177 of the Trailerland Subdivision. The sale of this house includes a refrigerator, washer, and dryer.

21. 2025-10-30
    listed $265,000 Active 738-char remark

    Show marketing remark (738 chars)

    REDUCE PRICE!!!!! Excellent Opportunity! Excellent location, very close to shopping centers and just minutes from Baton Rouge. Corner house with brick exterior walls. The house features an open-plan living area (living room, dining room, kitchen) creating a spacious atmosphere. It has 3 bedrooms, 2 full bathrooms, a kitchen, and a large laundry room; a large front porch, and a spacious front and back yard enclosed by a chain-link fence. The property also includes storage space and is conveniently located near Oak Grove Elementary School, Prairieville Middle School, and Dutchtown High School. The property is being sold with lot #177 of the Trailerland Subdivision. The sale of this house includes a refrigerator, washer, and dryer.

22. 2024-11-17
    historical $1,500
23. 2024-08-27
    price $1,500
24. 2024-07-24
    price $1,645
25. 2024-07-02
    listed $1,700
26. 2021-01-25
    soldstatus
27. 2020-12-14
    listed $1,500
28. 2020-12-03
    soldstatus $139,000
29. 2020-12-01
    soldstatus Sold
30. 2020-11-19
    status Pending
31. 2020-11-17
    price $164,900
32. 2020-10-28
    listed $170,000 Active
33. 2020-10-28
    listed $164,900
34. 2009-12-17
    soldstatus $100,000
35. 2006-01-11
    soldstatus $98,200
36. 2005-08-31
    soldstatus
37. 2005-05-10
    listed $101,500
38. 2005-05-10
    listed $101,500
39. 1998-04-17
    soldstatus
40. 1997-09-29
    listed $67,500
41. 1997-09-29
    listed $67,500

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,421 · $118/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 · 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: $26,962
• − Mortgage interest: −$12,323
• − Property taxes: −$1,421
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$6,400
• Taxable income: $1,403
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $4,598/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

-97.9% since first listed

26 events — show timeline

• 2026-05-11 Rental Removed $1,400 TENANTTURNER2
• 2026-04-18 Listed for Rent $1,400 TENANTTURNER2
• 2026-02-13 Price Changed $220,000 AcadianaMLS
• 2026-02-13 Price Changed $220,000 GBRMLS
• 2025-10-30 Listed $265,000 GBRMLS
• 2025-10-30 Listed $265,000 AcadianaMLS
• 2024-11-17 Rental Removed $1,500 APPFOLIO
• 2024-08-27 Price Changed $1,500 APPFOLIO
• 2024-07-24 Price Changed $1,645 APPFOLIO
• 2024-07-02 Listed for Rent $1,700 APPFOLIO
• 2021-01-25 Sold (MLS) — GBRMLS
• 2020-12-14 Listed $1,500 GBRMLS
• 2020-12-03 Sold (Public Records) $139,000 Public Records
• 2020-12-01 Sold (MLS) — GBRMLS
• 2020-11-19 Pending — GBRMLS
• 2020-11-17 Price Changed $164,900 GBRMLS
• 2020-10-28 Listed $164,900 AcadianaMLS
• 2020-10-28 Listed $170,000 GBRMLS
• 2009-12-17 Sold (Public Records) $100,000 Public Records
• 2006-01-11 Sold (Public Records) $98,200 Public Records
• 2005-08-31 Sold (MLS) — GBRMLS
• 2005-05-10 Listed $101,500 GBRMLS
• 2005-05-10 Listed $101,500 AcadianaMLS
• 1998-04-17 Sold (MLS) — GBRMLS
• 1997-09-29 Listed $67,500 GBRMLS
• 1997-09-29 Listed $67,500 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2025): $1,421 · -1.5% YoY. Source: county tax records.