15279 Floyd Holton Rd · Prairieville, LA 70769

$139,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 9 Days on market

Built 1998 0.37 ac lot Est $206k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for affordable living with room to breathe? This well-maintained mobile home sits on a large lot, .6 acres, offering the perfect blend of comfort and space. Inside, you'll find an open floor plan with a cozy living area, functional kitchen, and comfortable bedrooms--ready for you to move right in. The oversized yard provides endless possibilities -- from adding a workshop or garden to creating a relaxing outdoor hangout spot. Enjoy peaceful surroundings while still being just minutes from shopping, schools, and local conveniences. Whether you're starting out, downsizing, or looking for an investment property, this one checks all the boxes. Call your favorite REALTOR(r) today to schedule a showing before it's gone!

Key facts

• Open floor plan
• Oversized yard
• Large lot

Tags

• LARGE LOT
• OPEN FLOOR PLAN
• OVERSIZED YARD
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 14.0% 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; 3 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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 $40k; list at $139k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $139,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.57% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $206,388
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15362 Holton Rd	0.18mi	3/2.0	1,216 (-13%)	6mo	$155,000	$127	64
42563 Norwood Rd	0.68mi	4/2.0 (+1)	1,330 (-5%)	13mo	$195,000	$147	43

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,599
• Equity at exit: $20,725

10-year hold

• IRR: 15.7%
• Equity multiple: 2.31×
• Total profit: $51,121
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $469

Break-even live

Break-even rent $1,590

Max offer price $139,000

Occupancy floor 74%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42481 Baystone Ave Prairieville, LA	3.0	2.0	1422	$1,950	$1.37	14d	1	0.87mi
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	43d	1	1.18mi
16248 Timberstone Dr Prairieville, LA	3.0	2.0	1613	$2,000	$1.24	14d	1	1.42mi

Listing history 15 events

1. 2025-10-13
   status Pending
2. 2025-10-03
   listed $139,000 Active 731-char remark

   Show marketing remark (731 chars)

   Looking for affordable living with room to breathe? This well-maintained mobile home sits on a large lot, .6 acres, offering the perfect blend of comfort and space. Inside, you'll find an open floor plan with a cozy living area, functional kitchen, and comfortable bedrooms--ready for you to move right in. The oversized yard provides endless possibilities -- from adding a workshop or garden to creating a relaxing outdoor hangout spot. Enjoy peaceful surroundings while still being just minutes from shopping, schools, and local conveniences. Whether you're starting out, downsizing, or looking for an investment property, this one checks all the boxes. Call your favorite REALTOR(r) today to schedule a showing before it's gone!

3. 2025-10-03
   listed $139,000 Active

   Show marketing remark (731 chars)

   Looking for affordable living with room to breathe? This well-maintained mobile home sits on a large lot, .6 acres, offering the perfect blend of comfort and space. Inside, you'll find an open floor plan with a cozy living area, functional kitchen, and comfortable bedrooms--ready for you to move right in. The oversized yard provides endless possibilities -- from adding a workshop or garden to creating a relaxing outdoor hangout spot. Enjoy peaceful surroundings while still being just minutes from shopping, schools, and local conveniences. Whether you're starting out, downsizing, or looking for an investment property, this one checks all the boxes. Call your favorite REALTOR(r) today to schedule a showing before it's gone!

4. 2016-09-30
   soldstatus Sold
5. 2016-09-30
   soldstatus $39,900
6. 2016-09-12
   status Pending
7. 2016-09-02
   listed $39,900 Active
8. 2016-09-02
   listed $39,900
9. 2013-07-23
   soldstatus $50,000
10. 2013-06-27
    listed $59,900
11. 2009-07-30
    soldstatus
12. 2005-12-06
    soldstatus
13. 2004-03-25
    listed $44,100
14. 2003-05-30
    listed $75,000
15. 2003-05-30
    listed $75,000

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$251/yr (+$21/mo · 48.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 42% 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: $26,205
• − Mortgage interest: −$7,786
• − Property taxes: −$513
• − Insurance: −$5,814
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$4,044
• Taxable income: $3,856
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,703/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

+85.3% since first listed

15 events — show timeline

• 2025-10-13 Pending — GBRMLS
• 2025-10-03 Listed $139,000 GBRMLS
• 2025-10-03 Listed $139,000 AcadianaMLS
• 2016-09-30 Sold (Public Records) $39,900 Public Records
• 2016-09-30 Sold (MLS) — GBRMLS
• 2016-09-12 Pending — GBRMLS
• 2016-09-02 Listed $39,900 GBRMLS
• 2016-09-02 Listed $39,900 AcadianaMLS
• 2013-07-23 Sold (Public Records) $50,000 Public Records
• 2013-06-27 Listed $59,900 AcadianaMLS
• 2009-07-30 Sold (Public Records) — Public Records
• 2005-12-06 Sold (Public Records) — Public Records
• 2004-03-25 Listed $44,100 AcadianaMLS
• 2003-05-30 Listed $75,000 AcadianaMLS
• 2003-05-30 Listed $75,000 GBRMLS

Property tax history

+2.1%/yr

Latest (2025): $513 · -1.8% YoY. Source: county tax records.