18657 Blythe Rd · Prairieville, LA 70769

$119,000

3 bd · 2.0 ba · 1,186 sqft · Manufactured · 7 Days on market

Built 2001 0.52 ac lot Est $212k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for an affordable home, investment opportunity, or your next renovation project in Ascension Parish? This 3-bedroom, 2-bath mobile home offers plenty of potential and sits on approximately 0.52 acres, with the adjacent lot included in the sale for added space, privacy, and future possibilities. Situated on approximately 0.52 acres in Ascension Parish, this property offers a unique opportunity for investors, first-time buyers, or anyone looking for extra space near Bayou Manchac. The home offers a functional split floor plan with vaulted ceilings throughout and plenty of opportunity for a new owner to make it their own. The spacious primary suite features a walk-in closet, double vanities, a soaking tub, and a separate shower. The kitchen includes an island with breakfast bar seating that opens to the living area, creating a comfortable space for everyday living and entertaining. The refrigerator will remain with the home. Additional features include indoor laundry, laminate flooring throughout, central heating and air, and both front and back porches. Enjoy peaceful views of Bayou Manchac from the backyard and easy access to kayaking and outdoor recreation. Whether you're an investor looking for rental potential, a first-time homebuyer seeking affordability, or someone ready to add their personal touch, this property offers a unique opportunity in a desirable Ascension Parish location!

Key facts

• Walk-in closet
• Split floor plan
• Double vanities

Tags

• INVESTMENT OPPORTUNITY
• RENOVATION PROJECT
• ADJACENT LOT INCLUDED
• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• DOUBLE VANITIES

Property features AI

Finance

• Other: Located in Oak Harbor Campsites subdivision; Directions: From HWY 42 turn onto Muddy Creek then left onto Blythe Rd. Toward the end, road curves to the right, follow this road and destination will be on the left.

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Cable connected
• Home design: Manufactured home; Single-story (manufactured homes are typically one level)
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Porch; Riverfront waterfront; Waterfront lot; Has view

Interior

• Kitchen: Range; Oven; Ice maker; Electric cooktop; Dishwasher; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Cathedral ceilings; Lighting
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 15.0% 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; 1 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 24y 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

• 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 $119,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.66% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.99%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $212,294
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18658 Little Prairie Rd	0.35mi	3/2.0	1,120 (-6%)	3mo	$200,000	$179	72

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $9,514
• Equity at exit: $17,743

10-year hold

• IRR: 17.2%
• Equity multiple: 2.46×
• Total profit: $48,643
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $434

Break-even live

Break-even rent $1,425

Max offer price $119,000

Occupancy floor 73%

Sensitivity live

Price	-10% $501	-5% $468	+0% $434	+5% $400	+10% $367
Rent	-10% $278	-5% $356	+0% $434	+5% $512	+10% $590
Rate	-1.0pp $494	-0.5pp $464	base $434	+0.5pp $403	+1.0pp $372

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.25mi

Listing history 6 events

1. 2026-06-18
   days on market $119,000 Active 7 DOM
2. 2026-06-17
   days on market $119,000 Active 6 DOM
3. 2026-06-16
   days on market $119,000 Active 5 DOM
4. 2026-06-15
   days on market $119,000 Active 4 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $119,000 Active 2 DOM

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $654 · $55/mo
• Expected delta: +$345/yr (+$29/mo · 111.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% 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: $23,696
• − Mortgage interest: −$6,666
• − Property taxes: −$309
• − Insurance: −$5,714
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$3,462
• Taxable income: $3,754
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,307/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

+240.0% since first listed

23 events — show timeline

• 2026-06-11 Listed $119,000 GBRMLS
• 2026-06-11 Listed $119,000 AcadianaMLS
• 2022-10-13 Delisted — GBRMLS
• 2022-08-19 Listed $99,900 AcadianaMLS
• 2022-08-19 Listed $99,900 GBRMLS
• 2022-08-09 Delisted — GBRMLS
• 2022-04-27 Price Changed $99,900 GBRMLS
• 2022-04-02 Listed $99,900 AcadianaMLS
• 2022-04-02 Listed $115,000 GBRMLS
• 2018-05-31 Delisted — GBRMLS
• 2018-03-27 Relisted — GBRMLS
• 2018-02-14 Pending — GBRMLS
• 2018-02-07 Listed $35,000 AcadianaMLS
• 2018-02-07 Listed $35,000 GBRMLS
• 2016-08-23 Delisted — GBRMLS
• 2016-08-12 Pending — GBRMLS
• 2016-07-26 Listed $45,900 GBRMLS
• 2016-07-26 Listed $45,900 AcadianaMLS
• 2014-03-11 Listed $49,500 AcadianaMLS
• 2014-03-11 Listed $49,500 GBRMLS
• 2002-04-02 Sold (MLS) — GBRMLS
• 2002-01-29 Listed $35,000 AcadianaMLS
• 2002-01-29 Listed $35,000 GBRMLS

Property tax history

-6.1%/yr

Latest (2025): $309 · -1.8% YoY. Source: county tax records.