18522 Perkins Oak Rd · Prairieville, LA 70769

$229,000

3 bd · 2.0 ba · 1,335 sqft · SingleFamily · 12 Days on market

Built 1980 8,712 sqft lot Est $224k · at est.

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +6.6/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• 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

Come home to peace of mind and low maintenance with a new roof, new windows, newer AC system. The vaulted ceilings in the heart of the home make for an elevated and relaxing space to unwind. With both carport storage and an extra 3 year old shed to remain, storage abounds. A new back yard fence and picket fence in the carport make for an open yet contained back yard for relaxing and memory making. Come experience it for yourself.

Key facts

• 8,712 sq ft lot
• 4 parking spots
• Built 1980

Property features AI

Finance

• Other: Located in Perkins Oaks subdivision

Exterior

• Parking: 4 total parking spaces; Carport with space for 4 vehicles
• Utilities: Public water
• Home design: Detached single-family residence; Single-story
• Construction: Cement siding; Slab foundation
• Exterior features: Covered parking; Lot dimensions approximately 70 x 125; Lot area approximately 0.2 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $210k (8.1% below list).
• Recommended offer: $210k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Oak Grove Primary School (math 72% / reading 75%, grade A, #16 of 646 statewide, top 2%, 664 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 71% at this address vs 53% district-wide (+18 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); 498 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 27y 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.
• Current owner paid $156k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $210,433 (8.1% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $224,280
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18522 Perkins Oak Rd	0.00mi	3/2.0	1,335 (0%)	0mo	$229,000	$172	100
18529 Red Oak Dr	0.16mi	3/2.0	1,336 (+0%)	10mo	$225,000	$168	84
18634 White Oak Dr	0.25mi	3/2.0	1,455 (+9%)	0mo	$245,000	$168	73
18490 Perkins Oak Rd	0.06mi	3/2.0	1,416 (+6%)	24mo	$1,800	$1	67
18449 Red Oak Dr	0.19mi	3/2.0	1,508 (+13%)	7mo	$219,900	$146	64
18438 Perkins Oak Rd	0.16mi	3/2.0	1,223 (-8%)	24mo	$214,500	$175	59
18552 Red Oak Dr	0.14mi	3/2.0	1,528 (+14%)	18mo	$272,900	$179	54
18500 Magnolia Est	0.59mi	2/2.0 (-1)	1,435 (+8%)	2mo	$254,900	$178	53
18485 Magnolia Est	0.66mi	2/1.0 (-1)	1,212 (-9%)	2mo	$140,000	$116	43
18363 Craig St	0.71mi	3/2.0	1,159 (-13%)	14mo	$150,000	$129	34

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-22,124
• Equity at exit: $34,145

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,731
• Equity at exit: $19,800

Cash invested: $64,120 (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: 498
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $220

Break-even live

Break-even rent $1,825

Max offer price $229,000

Occupancy floor 85%

Sensitivity live

Price	-10% $350	-5% $285	+0% $220	+5% $156	+10% $91
Rent	-10% $54	-5% $137	+0% $220	+5% $304	+10% $387
Rate	-1.0pp $336	-0.5pp $279	base $220	+0.5pp $161	+1.0pp $101

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	16d	1	0.17mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	16d	1	0.17mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	16d	15	0.44mi
18647 Magnolia Est Prairieville, LA	3.0	2.0	1280	$1,550	$1.21	26d	1	0.73mi
18163 Pinehurst Dr Prairieville, LA	3.0	2.5	1628	$1,850	$1.14	16d	1	1.06mi
18614 Jefferson Hwy Baton Rouge, LA	2.0	1.5	1000	$925	$0.93	16d	1	1.13mi
17091 Swamp Rd E #901 Prairieville, LA	3.0	2.0	1280	$1,600	$1.25	46d	1	1.24mi
37043 Perkins Rd E Baton Rouge, LA	3.0	2.0	1100	$1,500	$1.36	16d	1	1.33mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	21d	1	1.34mi
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	21d	1	1.36mi

Listing history 21 events

1. 2026-04-29
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Come home to peace of mind and low maintenance with a new roof, new windows, newer AC system. The vaulted ceilings in the heart of the home make for an elevated and relaxing space to unwind. With both carport storage and an extra 3 year old shed to remain, storage abounds. A new back yard fence and picket fence in the carport make for an open yet contained back yard for relaxing and memory making. Come experience it for yourself.

2. 2026-04-29
   status Pending

   Show marketing remark (433 chars)

   Come home to peace of mind and low maintenance with a new roof, new windows, newer AC system. The vaulted ceilings in the heart of the home make for an elevated and relaxing space to unwind. With both carport storage and an extra 3 year old shed to remain, storage abounds. A new back yard fence and picket fence in the carport make for an open yet contained back yard for relaxing and memory making. Come experience it for yourself.

3. 2026-04-17
   listed $229,000 Active 433-char remark

   Show marketing remark (433 chars)

   Come home to peace of mind and low maintenance with a new roof, new windows, newer AC system. The vaulted ceilings in the heart of the home make for an elevated and relaxing space to unwind. With both carport storage and an extra 3 year old shed to remain, storage abounds. A new back yard fence and picket fence in the carport make for an open yet contained back yard for relaxing and memory making. Come experience it for yourself.

4. 2026-04-17
   listed $229,000 Active

   Show marketing remark (433 chars)

   Come home to peace of mind and low maintenance with a new roof, new windows, newer AC system. The vaulted ceilings in the heart of the home make for an elevated and relaxing space to unwind. With both carport storage and an extra 3 year old shed to remain, storage abounds. A new back yard fence and picket fence in the carport make for an open yet contained back yard for relaxing and memory making. Come experience it for yourself.

5. 2024-10-06
   historical $1,650
6. 2024-09-27
   listed $1,650
7. 2024-09-21
   historical $1,550
8. 2024-09-03
   listed $1,550
9. 2016-04-12
   soldstatus $156,160
10. 2016-04-11
    soldstatus Sold 595-char remark

    Show marketing remark (595 chars)

    QUALIFIES FOR 100% RURAL DEVELOPMENT FINANCING!! Adorable home in great location! Spacious den with wood floors, cathedral ceiling, and floor to ceiling brick fireplace. Beautiful kitchen with black and stainless appliances, modern back splash, newer sink and large breakfast area. Good size bedrooms with master having a tray ceiling, en suite back and two walk-in closets. Backyard features a 2 car carport with attached storage, fenced in yard, and open patio, great for entertainment! Ascension Parish schools and convenient to restaurants, grocery stores, Airline Hwy, Highland Rd and I-10!

11. 2016-03-14
    status Pending 595-char remark

    Show marketing remark (595 chars)

    QUALIFIES FOR 100% RURAL DEVELOPMENT FINANCING!! Adorable home in great location! Spacious den with wood floors, cathedral ceiling, and floor to ceiling brick fireplace. Beautiful kitchen with black and stainless appliances, modern back splash, newer sink and large breakfast area. Good size bedrooms with master having a tray ceiling, en suite back and two walk-in closets. Backyard features a 2 car carport with attached storage, fenced in yard, and open patio, great for entertainment! Ascension Parish schools and convenient to restaurants, grocery stores, Airline Hwy, Highland Rd and I-10!

12. 2016-03-01
    listed $162,000 Active 595-char remark

    Show marketing remark (595 chars)

    QUALIFIES FOR 100% RURAL DEVELOPMENT FINANCING!! Adorable home in great location! Spacious den with wood floors, cathedral ceiling, and floor to ceiling brick fireplace. Beautiful kitchen with black and stainless appliances, modern back splash, newer sink and large breakfast area. Good size bedrooms with master having a tray ceiling, en suite back and two walk-in closets. Backyard features a 2 car carport with attached storage, fenced in yard, and open patio, great for entertainment! Ascension Parish schools and convenient to restaurants, grocery stores, Airline Hwy, Highland Rd and I-10!

13. 2016-02-29
    listed $162,000
14. 2008-04-29
    soldstatus $142,000
15. 2008-04-25
    soldstatus
16. 2008-02-04
    listed $144,900
17. 2008-02-04
    listed $144,900
18. 2003-02-20
    soldstatus $105,000
19. 1999-10-29
    soldstatus
20. 1999-09-20
    listed $93,900
21. 1999-09-20
    listed $93,900

ⓘ 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: $1,748 · $146/mo
• Projected year-2 tax: $1,748 · $146/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,252
• − Mortgage interest: −$12,828
• − Property taxes: −$1,748
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$6,662
• Taxable loss: −$1,171
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $2,926/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

+143.9% since first listed

21 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-17 Listed $229,000 GBRMLS
• 2026-04-17 Listed $229,000 AcadianaMLS
• 2024-10-06 Rental Removed $1,650 TURBOTENANT
• 2024-09-27 Listed for Rent $1,650 TURBOTENANT
• 2024-09-21 Rental Removed $1,550 Avail
• 2024-09-03 Listed for Rent $1,550 Avail
• 2016-04-12 Sold (Public Records) $156,160 Public Records
• 2016-04-11 Sold (MLS) — GBRMLS
• 2016-03-14 Pending — GBRMLS
• 2016-03-01 Listed $162,000 GBRMLS
• 2016-02-29 Listed $162,000 AcadianaMLS
• 2008-04-29 Sold (Public Records) $142,000 Public Records
• 2008-04-25 Sold (MLS) — GBRMLS
• 2008-02-04 Listed $144,900 AcadianaMLS
• 2008-02-04 Listed $144,900 GBRMLS
• 2003-02-20 Sold (Public Records) $105,000 Public Records
• 1999-10-29 Sold (MLS) — GBRMLS
• 1999-09-20 Listed $93,900 GBRMLS
• 1999-09-20 Listed $93,900 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $1,748 · -1.5% YoY. Source: county tax records.