41130 Merritt Evans Rd · Prairieville, LA 70769

$159,000

4 bd · 2.0 ba · 0 sqft · Manufactured public records · 29 Days on market

Built 2012 0.68 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming 4-bedroom, 2-bath home with plenty to offer inside and out. Enjoy relaxing evenings on the large front porch and take advantage of the extra parking with a carport that fits up to three vehicles. The property features a 10' x 20' she shed--perfect for crafts or a quiet retreat--and a 26' x 38' covered area ideal for hobbies, storage, or a workshop. A fenced dog run adds convenience for pet owners. Inside, the open floor plan creates an easy flow, with a good-sized living room and a kitchen that provides excellent cabinet storage. The home does need some updates, offering a great opportunity to add your personal touch and build equity.

Key facts

• Extra parking
• Large front porch
• Covered area

Tags

• LARGE FRONT PORCH
• EXTRA PARKING
• CARPORT
• SHE SHED
• COVERED AREA
• FENCED DOG RUN

Property features AI

Exterior

• Parking: 3 total parking spaces; Carport for 3 vehicles; Covered parking; Driveway; RV access/parking
• Security: Smoke detector(s)
• Utilities: Public water; Cable connected
• Home design: Manufactured home; Residential property; Built by Clayton Homes
• Construction: Vinyl siding; Shingle and metal roof
• Exterior features: Frontage approximately 100'; Porch; Partial privacy wood fencing; Shed(s)

Interior

• Kitchen: Range; Oven; Dishwasher
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Window treatments; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $156,615 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.72%
• DSCR: 2.19
• GRM: 5.5

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41274 Able Rd	0.61mi	4/2.0	2,128	4mo	$189,800	$89	55
15515 Ball Park Rd	0.25mi	3/2.0 (-1)	1,200	24mo	$179,900	$150	51
41330 Smithhart Rd	0.67mi	3/2.0 (-1)	1,344	8mo	$129,900	$97	45

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: 21.0%
• Equity multiple: 1.86×
• Total profit: $38,454
• Equity at exit: $23,707

10-year hold

• IRR: 29.5%
• Equity multiple: 3.68×
• Total profit: $119,288
• Equity at exit: $13,747

Cash invested: $44,520 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,431 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $991

Break-even live

Break-even rent $1,176

Max offer price $159,000

Occupancy floor 54%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	23d	1	0.63mi
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	14d	1	1.04mi
17160 Parker Heights Dr Prairieville, LA	3.0	2.0	1274	$2,100	$1.65	43d	1	1.36mi
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	43d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $159,000 Active 29 DOM
2. 2026-06-17
   days on market $159,000 Active 28 DOM
3. 2026-06-16
   days on market $159,000 Active 27 DOM
4. 2026-06-15
   days on market $159,000 Active 26 DOM
5. 2026-06-14
   pricedays on market $159,000 Active 24 DOM
6. 2026-06-10
   days on market $169,000 Active 21 DOM
7. 2026-06-09
   days on market $169,000 Active 20 DOM
8. 2026-06-08
   days on market $169,000 Active 19 DOM
9. 2026-06-07
   days on market $169,000 Active 18 DOM
10. 2026-06-05
    days on market $169,000 Active 15 DOM
11. 2026-06-03
    days on market $169,000 Active 14 DOM
12. 2026-06-02
    days on market $169,000 Active 13 DOM
13. 2026-06-01
    days on market $169,000 Active 12 DOM
14. 2026-05-31
    days on market $169,000 Active 11 DOM
15. 2026-05-31
    days on market $169,000 Active 10 DOM
16. 2026-05-20
    listed $169,000 Active

    Show marketing remark (651 chars)

    Charming 4-bedroom, 2-bath home with plenty to offer inside and out. Enjoy relaxing evenings on the large front porch and take advantage of the extra parking with a carport that fits up to three vehicles. The property features a 10' x 20' she shed--perfect for crafts or a quiet retreat--and a 26' x 38' covered area ideal for hobbies, storage, or a workshop. A fenced dog run adds convenience for pet owners. Inside, the open floor plan creates an easy flow, with a good-sized living room and a kitchen that provides excellent cabinet storage. The home does need some updates, offering a great opportunity to add your personal touch and build equity.

17. 2026-05-20
    listed $169,000 Active 651-char remark

    Show marketing remark (651 chars)

    Charming 4-bedroom, 2-bath home with plenty to offer inside and out. Enjoy relaxing evenings on the large front porch and take advantage of the extra parking with a carport that fits up to three vehicles. The property features a 10' x 20' she shed--perfect for crafts or a quiet retreat--and a 26' x 38' covered area ideal for hobbies, storage, or a workshop. A fenced dog run adds convenience for pet owners. Inside, the open floor plan creates an easy flow, with a good-sized living room and a kitchen that provides excellent cabinet storage. The home does need some updates, offering a great opportunity to add your personal touch and build equity.

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$524/yr (+$44/mo · 149.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 69% 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: $29,173
• − Mortgage interest: −$8,906
• − Property taxes: −$351
• − Insurance: −$795
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$4,625
• Taxable income: $9,827
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $9,536/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $169,000 AcadianaMLS
• 2026-05-20 Listed $169,000 GBRMLS

Property tax history

-0.1%/yr

Latest (2018): $351 · +0.0% YoY. Source: county tax records.