18606 Perkins Oak Rd · Prairieville, LA 70769

$245,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily · 5 Days on market

Built 1997 8,712 sqft lot $159/sqft · 6% below area Est $261k · 6% under

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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 +18.4/30.0
• ARV discount +10.3/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• 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 a home in Ascension Parish but want to stay close to Baton Rouge? Welcome to Perkins Oaks subdivision located just a short distance from the parish line off Perkins Road. This great one-owner home with 3 bedrooms and 2 bathrooms has had numerous updates over the years and is just waiting for new owners. The kitchen features a corner sink with windows, quartz countertops, an island, a walk-in pantry, and an abundance of cabinets. The appliances were all new in 2017 and the seller is even leaving the refrigerator, washer, and dryer for the new owners. The large master bedroom has laminate wood floors, two walk-in closets, a tray ceiling, and an ensuite bathroom with two vanities, a 6' soaker tub and a separate shower. No carpet in the house! There is a storage room in the carport and the storage shed in the backyard will remain. AC was replaced in 2021 and is still under warranty! Ascension Parish Schools, no HOA fees, and located on a dead-end street in Flood zone X! Call today for more details!

Key facts

• 8,712 sq ft lot
• Built 1997
• Listed 5 days

Property features AI

Exterior

• Parking: Carport (covered)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; One story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a detached single-family home
• Exterior features: Covered patio; Covered porch; Chain link and partial wood fencing; Shed(s)

Interior

• Kitchen: Induction cooktop; Cooktop; Range; Oven; Dishwasher; Refrigerator; Electric water heater
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Crown molding; High ceilings; Window treatments; Fireplace (1)
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $219k (10.6% below list).
• Recommended offer: $219k (10.6% 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: 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; 10 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask is 11295% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $218,925 (10.6% 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. 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: 0.89% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $261,302
• List price: $245,000
• Delta: -6.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18606 Perkins Oak Rd	0.00mi	3/2.0	1,540 (0%)	0mo	$245,000	$159	100
18634 White Oak Dr	0.10mi	3/2.0	1,455 (-6%)	0mo	$245,000	$168	86
18575 White Oak Dr	0.10mi	3/2.0	1,540 (0%)	13mo	$295,000	$192	84
18594 Red Oak Dr	0.11mi	3/2.0	1,547 (+0%)	19mo	$260,000	$168	78
18552 Red Oak Dr	0.14mi	3/2.0	1,528 (-1%)	18mo	$272,900	$179	77
18449 Red Oak Dr	0.32mi	3/2.0	1,508 (-2%)	6mo	$219,900	$146	76
18522 Perkins Oak Rd	0.16mi	3/2.0	1,335 (-13%)	0mo	$229,000	$172	70
37322 N Red Oak Dr	0.12mi	3/2.0	1,696 (+10%)	12mo	$265,000	$156	68
18529 Red Oak Dr	0.19mi	3/2.0	1,336 (-13%)	10mo	$225,000	$168	61
18478 Magnolia Est	0.60mi	3/2.0	1,661 (+8%)	2mo	$339,900	$205	58
18500 Magnolia Est	0.59mi	2/2.0 (-1)	1,435 (-7%)	2mo	$254,900	$178	54
11458 Talton Ave	0.70mi	3/2.0	1,491 (-3%)	12mo	$250,000	$168	52

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-24,289
• Equity at exit: $36,530

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,431
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $227

Break-even live

Break-even rent $1,902

Max offer price $245,000

Occupancy floor 85%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	14d	1	0.02mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	14d	1	0.06mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	14d	15	0.31mi
18647 Magnolia Est Prairieville, LA	3.0	2.0	1280	$1,550	$1.21	23d	1	0.70mi
18177 Pinehurst Dr Prairieville, LA	3.0	2.5	2100	$2,400	$1.14	14d	1	1.15mi
18163 Pinehurst Dr Prairieville, LA	3.0	2.5	1628	$1,850	$1.14	14d	1	1.16mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	18d	1	1.23mi
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	18d	1	1.24mi
37043 Perkins Rd E Baton Rouge, LA	3.0	2.0	1100	$1,500	$1.36	14d	1	1.27mi
17091 Swamp Rd E #901 Prairieville, LA	3.0	2.0	1280	$1,600	$1.25	43d	1	1.39mi

Listing history 4 events

1. 2026-05-11
   status Pending 1021-char remark

   Show marketing remark (1021 chars)

   Looking for a home in Ascension Parish but want to stay close to Baton Rouge? Welcome to Perkins Oaks subdivision located just a short distance from the parish line off Perkins Road. This great one-owner home with 3 bedrooms and 2 bathrooms has had numerous updates over the years and is just waiting for new owners. The kitchen features a corner sink with windows, quartz countertops, an island, a walk-in pantry, and an abundance of cabinets. The appliances were all new in 2017 and the seller is even leaving the refrigerator, washer, and dryer for the new owners. The large master bedroom has laminate wood floors, two walk-in closets, a tray ceiling, and an ensuite bathroom with two vanities, a 6' soaker tub and a separate shower. No carpet in the house! There is a storage room in the carport and the storage shed in the backyard will remain. AC was replaced in 2021 and is still under warranty! Ascension Parish Schools, no HOA fees, and located on a dead-end street in Flood zone X! Call today for more details!

2. 2026-05-11
   status Pending 1031-char remark

   Show marketing remark (1021 chars)

   Looking for a home in Ascension Parish but want to stay close to Baton Rouge? Welcome to Perkins Oaks subdivision located just a short distance from the parish line off Perkins Road. This great one-owner home with 3 bedrooms and 2 bathrooms has had numerous updates over the years and is just waiting for new owners. The kitchen features a corner sink with windows, quartz countertops, an island, a walk-in pantry, and an abundance of cabinets. The appliances were all new in 2017 and the seller is even leaving the refrigerator, washer, and dryer for the new owners. The large master bedroom has laminate wood floors, two walk-in closets, a tray ceiling, and an ensuite bathroom with two vanities, a 6' soaker tub and a separate shower. No carpet in the house! There is a storage room in the carport and the storage shed in the backyard will remain. AC was replaced in 2021 and is still under warranty! Ascension Parish Schools, no HOA fees, and located on a dead-end street in Flood zone X! Call today for more details!

3. 2026-05-06
   listed $245,000 Active 1031-char remark

   Show marketing remark (1021 chars)

   Looking for a home in Ascension Parish but want to stay close to Baton Rouge? Welcome to Perkins Oaks subdivision located just a short distance from the parish line off Perkins Road. This great one-owner home with 3 bedrooms and 2 bathrooms has had numerous updates over the years and is just waiting for new owners. The kitchen features a corner sink with windows, quartz countertops, an island, a walk-in pantry, and an abundance of cabinets. The appliances were all new in 2017 and the seller is even leaving the refrigerator, washer, and dryer for the new owners. The large master bedroom has laminate wood floors, two walk-in closets, a tray ceiling, and an ensuite bathroom with two vanities, a 6' soaker tub and a separate shower. No carpet in the house! There is a storage room in the carport and the storage shed in the backyard will remain. AC was replaced in 2021 and is still under warranty! Ascension Parish Schools, no HOA fees, and located on a dead-end street in Flood zone X! Call today for more details!

4. 2026-05-06
   listed $245,000 Active 1021-char remark

   Show marketing remark (1021 chars)

   Looking for a home in Ascension Parish but want to stay close to Baton Rouge? Welcome to Perkins Oaks subdivision located just a short distance from the parish line off Perkins Road. This great one-owner home with 3 bedrooms and 2 bathrooms has had numerous updates over the years and is just waiting for new owners. The kitchen features a corner sink with windows, quartz countertops, an island, a walk-in pantry, and an abundance of cabinets. The appliances were all new in 2017 and the seller is even leaving the refrigerator, washer, and dryer for the new owners. The large master bedroom has laminate wood floors, two walk-in closets, a tray ceiling, and an ensuite bathroom with two vanities, a 6' soaker tub and a separate shower. No carpet in the house! There is a storage room in the carport and the storage shed in the backyard will remain. AC was replaced in 2021 and is still under warranty! Ascension Parish Schools, no HOA fees, and located on a dead-end street in Flood zone X! Call today for more details!

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $1,388 · $116/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 3/10 Moderate FEMA zone X · 20% 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: $26,271
• − Mortgage interest: −$13,724
• − Property taxes: −$1,388
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,127
• Taxable loss: −$1,396
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $3,059/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

-99.1% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $2,100 RAAMLS
• 2026-06-06 Listed for Rent $2,150 RAAMLS
• 2026-06-06 Rental Removed $2,150 GBRMLS
• 2026-06-06 Listed for Rent $2,150 GBRMLS
• 2026-06-04 Sold (MLS) — AcadianaMLS
• 2026-06-04 Sold (MLS) — GBRMLS
• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GBRMLS
• 2026-05-06 Listed $245,000 GBRMLS
• 2026-05-06 Listed $245,000 AcadianaMLS

Property tax history

-0.4%/yr

Latest (2025): $1,388 · -1.5% YoY. Source: county tax records.