14326 Tiggy Duplessis Rd · Prairieville, LA 70737

$159,000

3 bd · 2.0 ba · 1,251 sqft · Manufactured · 212 Days on market

Built 2013 9,060 sqft lot $127/sqft · 37% below area Est $252k · 37% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home, perfectly situated in a peaceful neighborhood. From the moment you arrive, you’ll be greeted by the charm of a majestic oak tree shading the front yard, setting the tone for a warm and inviting atmosphere. Enjoy relaxing mornings on the front porch or the rear porch, both offering the perfect spots to savor the quiet surroundings. The fenced rear yard provides privacy and security, making it ideal for children, pets, or weekend gatherings. Inside, the home has been lovingly cared for, offering a move-in-ready space for its next owners. Whether you’re a first-time buyer, downsizing, or simply seeking a tranquil retreat, this property combines comfort, convenience, and character in one package.

Key facts

• Front and back porch
• City sewage
• Large back porch

Tags

• PERMANENTLY FIXED ON LAND
• CITY SEWAGE
• FENCED IN YARD
• FRONT AND BACK PORCH
• LARGE BACK PORCH
• PUBLIC SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/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: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+3.3%/yr); 571 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 + 3.3% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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

• 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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: 1.29% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $251,849
• List price: $159,000
• Delta: -36.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14195 Oak Meadow St	0.22mi	3/2.0	1,167 (-7%)	1mo	$129,900	$111	78

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $16,794
• Equity at exit: $23,707

10-year hold

• IRR: 18.9%
• Equity multiple: 2.59×
• Total profit: $70,809
• 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 70737

• Rents YoY: 3.3%
• Active inventory: 571
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $661

Break-even live

Break-even rent $1,219

Max offer price $159,000

Occupancy floor 63%

Sensitivity live

Price	-10% $751	-5% $706	+0% $661	+5% $616	+10% $571
Rent	-10% $498	-5% $579	+0% $661	+5% $742	+10% $823
Rate	-1.0pp $741	-0.5pp $701	base $661	+0.5pp $619	+1.0pp $577

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15279 Oak Heritage Ave Prairieville, LA	1.0–3.0	1.0–2.5	1331	$2,243	$1.69	15d	7	1.29mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	45d	1	1.43mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	15d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $159,000 Active 212 DOM
2. 2026-06-18
   days on market $159,000 Active 209 DOM
3. 2026-06-17
   days on market $159,000 Active 208 DOM
4. 2026-06-16
   days on market $159,000 Active 207 DOM
5. 2026-06-15
   days on market $159,000 Active 206 DOM
6. 2026-06-14
   days on market $159,000 Active 204 DOM
7. 2026-06-10
   days on market $159,000 Active 201 DOM
8. 2026-06-09
   days on market $159,000 Active 200 DOM
9. 2026-06-08
   days on market $159,000 Active 199 DOM
10. 2026-06-07
    days on market $159,000 Active 198 DOM
11. 2026-06-05
    days on market $159,000 Active 195 DOM
12. 2026-06-03
    days on market $159,000 Active 194 DOM
13. 2026-06-02
    days on market $159,000 Active 193 DOM
14. 2026-06-01
    days on market $159,000 Active 192 DOM
15. 2026-05-31
    days on market $159,000 Active 191 DOM
16. 2026-05-31
    days on market $159,000 Active 190 DOM
17. 2026-02-03
    soldstatus $159,500
18. 2026-01-30
    soldstatus Closed 788-char remark

    Show marketing remark (788 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home, perfectly situated in a peaceful neighborhood. From the moment you arrive, you’ll be greeted by the charm of a majestic oak tree shading the front yard, setting the tone for a warm and inviting atmosphere. Enjoy relaxing mornings on the front porch or the rear porch, both offering the perfect spots to savor the quiet surroundings. The fenced rear yard provides privacy and security, making it ideal for children, pets, or weekend gatherings. Inside, the home has been lovingly cared for, offering a move-in-ready space for its next owners. Whether you’re a first-time buyer, downsizing, or simply seeking a tranquil retreat, this property combines comfort, convenience, and character in one package.

19. 2026-01-01
    status Pending 788-char remark

    Show marketing remark (788 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home, perfectly situated in a peaceful neighborhood. From the moment you arrive, you’ll be greeted by the charm of a majestic oak tree shading the front yard, setting the tone for a warm and inviting atmosphere. Enjoy relaxing mornings on the front porch or the rear porch, both offering the perfect spots to savor the quiet surroundings. The fenced rear yard provides privacy and security, making it ideal for children, pets, or weekend gatherings. Inside, the home has been lovingly cared for, offering a move-in-ready space for its next owners. Whether you’re a first-time buyer, downsizing, or simply seeking a tranquil retreat, this property combines comfort, convenience, and character in one package.

20. 2025-12-22
    listed $156,000 Active

    Show marketing remark (788 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home, perfectly situated in a peaceful neighborhood. From the moment you arrive, you’ll be greeted by the charm of a majestic oak tree shading the front yard, setting the tone for a warm and inviting atmosphere. Enjoy relaxing mornings on the front porch or the rear porch, both offering the perfect spots to savor the quiet surroundings. The fenced rear yard provides privacy and security, making it ideal for children, pets, or weekend gatherings. Inside, the home has been lovingly cared for, offering a move-in-ready space for its next owners. Whether you’re a first-time buyer, downsizing, or simply seeking a tranquil retreat, this property combines comfort, convenience, and character in one package.

21. 2025-12-22
    listed $156,000 Active 788-char remark

    Show marketing remark (788 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath mobile home, perfectly situated in a peaceful neighborhood. From the moment you arrive, you’ll be greeted by the charm of a majestic oak tree shading the front yard, setting the tone for a warm and inviting atmosphere. Enjoy relaxing mornings on the front porch or the rear porch, both offering the perfect spots to savor the quiet surroundings. The fenced rear yard provides privacy and security, making it ideal for children, pets, or weekend gatherings. Inside, the home has been lovingly cared for, offering a move-in-ready space for its next owners. Whether you’re a first-time buyer, downsizing, or simply seeking a tranquil retreat, this property combines comfort, convenience, and character in one package.

22. 2025-11-21
    listed $159,000 Active
23. 2020-06-19
    soldstatus $140,000
24. 2006-03-13
    soldstatus $42,500
25. 2005-08-24
    listed $42,500
26. 2005-08-24
    listed $42,500

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$123/yr (+$10/mo · 16.3%)

ⓘ 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: $24,658
• − Mortgage interest: −$8,906
• − Property taxes: −$752
• − Insurance: −$795
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$4,625
• Taxable income: $5,634
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $6,575/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

• County: Ascension Parish · 98,362 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• 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

+275.3% since first listed

10 events — show timeline

• 2026-02-03 Sold (Public Records) $159,500 Public Records
• 2026-01-30 Sold (MLS) — GBRMLS
• 2026-01-01 Pending — GBRMLS
• 2025-12-22 Listed $156,000 GBRMLS
• 2025-12-22 Listed $156,000 AcadianaMLS
• 2025-11-21 Listed $159,000 ForSaleByOwner.com
• 2020-06-19 Sold (Public Records) $140,000 Public Records
• 2006-03-13 Sold (Public Records) $42,500 Public Records
• 2005-08-24 Listed $42,500 AcadianaMLS
• 2005-08-24 Listed $42,500 GBRMLS

Property tax history

+6.9%/yr

Latest (2025): $752 · -1.5% YoY. Source: county tax records.