18705 Ducros Rd · Prairieville, LA 70769

$85,000

2 bd · 2.0 ba · 868 sqft · Manufactured · 197 Days on market

Built 1990 0.30 ac lot $98/sqft · 53% below area

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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

A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

Key facts

• 0.3 acre lot
• 4 parking spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 4.4% 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: Lakeside Primary School (math 52% / reading 59%, grade C, #89 of 646 statewide, top 14%, 853 students, 58% FRL); Galvez Middle School (math 36% / reading 56%, grade D+, #44 of 218 statewide, top 20%, 804 students, 54% FRL); St. Amant High School (math 63% / reading 67%, grade B, #12 of 265 statewide, top 4%, 2,411 students, 46% FRL).
• Market conditions: Rents rising (+3.5%/yr); 496 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 20y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.91%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $180,000
• List price: $85,000
• Delta: -52.78%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18588 Blythe Rd	0.21mi	2/2.0	896 (+3%)	20mo	$139,500	$156	68

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: 22.3%
• Equity multiple: 1.92×
• Total profit: $21,881
• Equity at exit: $12,674

10-year hold

• IRR: 30.7%
• Equity multiple: 3.82×
• Total profit: $67,227
• Equity at exit: $7,349

Cash invested: $23,800 (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: 496
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $547

Break-even live

Break-even rent $836

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $595	-5% $571	+0% $547	+5% $523	+10% $499
Rent	-10% $427	-5% $487	+0% $547	+5% $608	+10% $668
Rate	-1.0pp $590	-0.5pp $569	base $547	+0.5pp $525	+1.0pp $503

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $85,000 Active 197 DOM
2. 2026-06-18
   days on market $85,000 Active 194 DOM
3. 2026-06-17
   days on market $85,000 Active 193 DOM
4. 2026-06-16
   days on market $85,000 Active 192 DOM
5. 2026-06-15
   days on market $85,000 Active 191 DOM
6. 2026-06-14
   days on market $85,000 Active 189 DOM
7. 2026-06-10
   days on market $85,000 Active 186 DOM
8. 2026-06-09
   days on market $85,000 Active 185 DOM
9. 2026-06-08
   days on market $85,000 Active 184 DOM
10. 2026-06-07
    days on market $85,000 Active 183 DOM
11. 2026-06-05
    days on market $85,000 Active 180 DOM
12. 2026-06-03
    days on market $85,000 Active 179 DOM
13. 2026-06-02
    days on market $85,000 Active 178 DOM
14. 2026-06-01
    days on market $85,000 Active 177 DOM
15. 2026-05-31
    days on market $85,000 Active 176 DOM
16. 2026-05-31
    days on market $85,000 Active 175 DOM
17. 2026-01-30
    price $85,000 666-char remark

    Show marketing remark (666 chars)

    A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

18. 2026-01-30
    price $85,000 666-char remark

    Show marketing remark (666 chars)

    A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

19. 2026-01-12
    status Active 666-char remark

    Show marketing remark (666 chars)

    A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

20. 2025-11-13
    status Pending 666-char remark

    Show marketing remark (666 chars)

    A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

21. 2025-09-26
    listed $95,000 Active 666-char remark

    Show marketing remark (666 chars)

    A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

22. 2025-09-26
    listed $95,000 Active 666-char remark

    Show marketing remark (666 chars)

    A spacious 0.30 acre lot features a mobile home, a large lot with a picket fence, a storage shed, and decks front and back for enjoyment. This fully renovated mobile home is located on a quiet cul-de-sac with boat slip access. The kitchen features all appliances, new cabinetry, a large, deep single-bowl sink, and French doors leading to the deck overlooking the backyard. A laminate wood accent wall in the master bedroom and in suite bathroom features a jetted tub and rainfall shower, plus French doors lead to a private deck with a gazebo. An ideal retreat for viewing the wildlife surrounding the area. Requests for a home tour will take 24 hours for approval.

23. 2025-05-25
    historical $1,100
24. 2025-05-07
    listed $1,100
25. 2025-03-16
    historical $1,100
26. 2024-12-11
    listed $114,900 Active
27. 2024-12-11
    historical
28. 2024-11-06
    price $114,900
29. 2024-11-06
    price $114,900
30. 2024-10-12
    price $119,900
31. 2024-09-18
    listed $119,900 Active
32. 2024-09-18
    listed $124,900 Active
33. 2024-08-27
    price $1,100
34. 2024-07-24
    price $1,175
35. 2024-07-14
    price $1,300
36. 2024-07-02
    listed $1,450
37. 2022-12-01
    historical
38. 2022-09-30
    listed $93,000 Active
39. 2022-09-30
    listed $93,000
40. 2022-03-11
    soldstatus $64,500
41. 2022-03-09
    soldstatus Sold
42. 2022-02-04
    status Pending
43. 2022-01-31
    price $77,500
44. 2022-01-25
    price $78,500
45. 2022-01-18
    price $80,000
46. 2021-12-03
    listed $85,000 Active
47. 2021-12-03
    listed $77,500
48. 2021-02-01
    soldstatus $85,000
49. 2021-01-28
    soldstatus Sold
50. 2021-01-18
    status Pending

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $646 · $54/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 A · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,342
• − Mortgage interest: −$4,761
• − Property taxes: −$646
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$2,473
• Taxable income: $5,600
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $5,224/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

+70.3% since first listed

46 events — show timeline

• 2026-01-30 Price Changed $85,000 AcadianaMLS
• 2026-01-30 Price Changed $85,000 GBRMLS
• 2026-01-12 Relisted — GBRMLS
• 2025-11-13 Pending — GBRMLS
• 2025-09-26 Listed $95,000 GBRMLS
• 2025-09-26 Listed $95,000 AcadianaMLS
• 2025-05-25 Rental Removed $1,100 APPFOLIO
• 2025-05-07 Listed for Rent $1,100 APPFOLIO
• 2025-03-16 Rental Removed $1,100 APPFOLIO
• 2024-12-11 Listed $114,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-06 Price Changed $114,900 GBRMLS
• 2024-11-06 Price Changed $114,900 AcadianaMLS
• 2024-10-12 Price Changed $119,900 GBRMLS
• 2024-09-18 Listed $124,900 GBRMLS
• 2024-09-18 Listed $119,900 AcadianaMLS
• 2024-08-27 Price Changed $1,100 APPFOLIO
• 2024-07-24 Price Changed $1,175 APPFOLIO
• 2024-07-14 Price Changed $1,300 APPFOLIO
• 2024-07-02 Listed for Rent $1,450 APPFOLIO
• 2022-12-01 Delisted — GBRMLS
• 2022-09-30 Listed $93,000 AcadianaMLS
• 2022-09-30 Listed $93,000 GBRMLS
• 2022-03-11 Sold (Public Records) $64,500 Public Records
• 2022-03-09 Sold (MLS) — GBRMLS
• 2022-02-04 Pending — GBRMLS
• 2022-01-31 Price Changed $77,500 GBRMLS
• 2022-01-25 Price Changed $78,500 GBRMLS
• 2022-01-18 Price Changed $80,000 GBRMLS
• 2021-12-03 Listed $77,500 AcadianaMLS
• 2021-12-03 Listed $85,000 GBRMLS
• 2021-02-01 Sold (Public Records) $85,000 Public Records
• 2021-01-28 Sold (MLS) — GBRMLS
• 2021-01-18 Pending — GBRMLS
• 2021-01-01 Relisted — GBRMLS
• 2021-01-01 Delisted — GBRMLS
• 2020-09-11 Price Changed $92,500 GBRMLS
• 2020-09-11 Price Changed $92,500 GSREIN
• 2020-07-25 Price Changed $99,900 GBRMLS
• 2020-06-24 Listed $92,500 AcadianaMLS
• 2020-06-24 Listed $92,500 AcadianaMLS
• 2020-06-24 Listed $110,000 GBRMLS
• 2007-03-14 Sold (Public Records) $47,000 Public Records
• 2007-02-08 Listed $49,900 AcadianaMLS
• 2006-07-20 Listed $49,900 AcadianaMLS
• 2006-07-20 Listed $49,900 GBRMLS

Property tax history

+17.5%/yr

Latest (2025): $646 · -1.8% YoY. Source: county tax records.