41399 Merritt Evans Rd · Prairieville, LA 70769

$235,000

4 bd · 2.0 ba · 1,345 sqft · Manufactured · 4 Days on market

Built 2000 1.74 ac lot Est $202k · 16% over

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Why this score? — see what drove the C- 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to own land and a beautiful 4 bed 2 bath Mobile Home in Ascension Parish. The mobile home sits on 1.74 acres, includes a storage area in the back along with a massive chicken coop for those that may be interested in the homestead life. This property can ONLY GO CASH until further notice. Move in or build your dream home today on this beautiful piece of land!

Key facts

• Storage area
• Chicken coop
• 1.74 acre lot

Tags

• STORAGE AREA
• CHICKEN COOP

Property features AI

Exterior

• Parking: 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Cable connected
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation; Shingle roof; Built as a manufactured home
• Exterior features: Covered patio; Workshop; Shed(s)

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Stainless steel appliances
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Breakfast bar
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Cap rate 8.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $60k; list at $235k implies a 292% gain — meaningful room to come down on a strong offer.

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 $235,000

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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $201,750
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41330 Smithhart Rd	0.63mi	3/2.0 (-1)	1,344 (-0%)	8mo	$129,900	$97	59
15515 Ball Park Rd	0.28mi	3/2.0 (-1)	1,200 (-11%)	24mo	$179,900	$150	44

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-6,870
• Equity at exit: $35,039

10-year hold

• IRR: 7.4%
• Equity multiple: 1.57×
• Total profit: $37,395
• Equity at exit: $20,319

Cash invested: $65,800 (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: 492
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $473

Break-even live

Break-even rent $1,865

Max offer price $235,000

Occupancy floor 76%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.12mi
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	43d	1	0.91mi
16248 Timberstone Dr Prairieville, LA	3.0	2.0	1613	$2,000	$1.24	14d	1	1.10mi
42481 Baystone Ave Prairieville, LA	3.0	2.0	1422	$1,950	$1.37	14d	1	1.15mi
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	14d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $235,000 Active 4 DOM
2. 2026-06-17
   days on market $235,000 Active 3 DOM
3. 2026-06-16
   days on market $235,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $235,000 Active 1 DOM
5. 2026-06-14
   days on market $235,000 Active 19 DOM

   Show marketing remark (380 chars)

   Amazing opportunity to own land and a beautiful 4 bed 2 bath Mobile Home in Ascension Parish. The mobile home sits on 1.74 acres, includes a storage area in the back along with a massive chicken coop for those that may be interested in the homestead life. This property can ONLY GO CASH until further notice. Move in or build your dream home today on this beautiful piece of land!

6. 2026-06-10
   days on market $235,000 Active 16 DOM
7. 2026-06-09
   days on market $235,000 Active 15 DOM
8. 2026-06-08
   days on market $235,000 Active 14 DOM
9. 2026-06-07
   days on market $235,000 Active 13 DOM
10. 2026-06-05
    days on market $235,000 Active 10 DOM
11. 2026-06-03
    days on market $235,000 Active 9 DOM
12. 2026-06-02
    days on market $235,000 Active 8 DOM
13. 2026-06-01
    days on market $235,000 Active 7 DOM
14. 2026-05-31
    days on market $235,000 Active 6 DOM
15. 2026-05-31
    days on market $235,000 Active 5 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,560
• − Mortgage interest: −$13,164
• − Property taxes: −$1,719
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$6,836
• Taxable income: $1,937
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $5,206/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): 49,278
• 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

+11.9% since first listed

7 events — show timeline

• 2026-06-14 Listed $235,000 AcadianaMLS
• 2026-06-14 Listed $235,000 GBRMLS
• 2026-05-19 Listed $235,000 AcadianaMLS
• 2026-05-19 Listed $235,000 GBRMLS
• 2020-11-23 Sold (Public Records) $60,000 Public Records
• 2020-01-30 Sold (Public Records) $210,000 Public Records
• 2008-03-18 Sold (Public Records) — Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,719 · -1.8% YoY. Source: county tax records.