42575 La Hwy 42 · Prairieville, LA 70769

$630,000

None bd · None ba · 4,853 sqft · MultiFamily · 4 Days on market

Fair condition 2.78 ac lot

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity in desireable area! This beautiful 2.78 acres features one 3/2 and three 3/2 mobile homes which have been updated. Currently all homes are being rented, on separate adjoining lots and individually metered. Each home is on its own modad system. The property has easy access to shopping, restaurants, and more. ALL HAVE RENTERS IN PLACE. Renters pay their own utilties. ALL TO BE SOLD TOGETHER. WILL NOT SELL SEPARATELY. Municipal addresses are: 18245, 18255, 18265 Raines Rd. & 42575 Hwy 42 Prairieville, 70769.

Key facts

• Individually metered
• Own modad system
• 2.78 acres

Tags

• 2.78 ACRES
• UPDATED MOBILE HOMES
• SEPARATE ADJOINING LOTS
• INDIVIDUALLY METERED
• OWN MODAD SYSTEM
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: 4 parking spaces
• Home design: Residential income property; Other property subtype
• Construction: Aluminum siding; Wood siding; Frame construction; Metal siding; Pillar/post/pier foundation
• Exterior features: Rural tract (no subdivision); Lot of approximately 2.78 acres

Interior

• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a multifamily listed at $630k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $630k).
• Cap rate 9.7% 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: 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).
• At $7,753/mo this rent would consume 85% of the median local household income ($109k/yr) (locally 91% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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.
• 8 sale attempts since 11y 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

• 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 $630,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-12,390
• Equity at exit: $93,935

10-year hold

• IRR: 8.4%
• Equity multiple: 1.66×
• Total profit: $116,279
• Equity at exit: $54,471

Cash invested: $176,400 (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: 27.1×

Monthly cashflow live

• Estimated rent: $7,753 medium
• Mortgage (P&I): −$3,304
• Tax est. 1.5%: −$788 /mo · $9,450/yr
• Insurance: −$262
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,628
• Net cashflow: $1,345

Break-even live

Break-even rent $6,051

Max offer price $630,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,780	-5% $1,562	+0% $1,345	+5% $1,127	+10% $909
Rent	-10% $732	-5% $1,038	+0% $1,345	+5% $1,651	+10% $1,957
Rate	-1.0pp $1,662	-0.5pp $1,505	base $1,345	+0.5pp $1,181	+1.0pp $1,015

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$7,752
Total (4 units)			$7,753

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $630,000 Active 4 DOM
2. 2026-06-17
   pricedays on marketlisting id $630,000 Active 1 DOM

   Show marketing remark (543 chars)

   Great investment opportunity in desireable area! This beautiful 2.78 acres features one 3/2 and three 3/2 mobile homes which have been updated. Currently all homes are being rented, on separate adjoining lots and individually metered. Each home is on its own modad system. The property has easy access to shopping, restaurants, and more. ALL HAVE RENTERS IN PLACE. Renters pay their own utilties. ALL TO BE SOLD TOGETHER. WILL NOT SELL SEPARATELY. Municipal addresses are: 18245, 18255, 18265 Raines Rd. & 42575 Hwy 42 Prairieville, 70769.

3. 2026-06-15
   days on market $650,000 Active 178 DOM
4. 2026-06-14
   days on market $650,000 Active 176 DOM
5. 2026-06-10
   days on market $650,000 Active 173 DOM
6. 2026-06-09
   days on market $650,000 Active 172 DOM
7. 2026-06-08
   days on market $650,000 Active 171 DOM
8. 2026-06-07
   days on market $650,000 Active 170 DOM
9. 2026-06-05
   days on market $650,000 Active 167 DOM
10. 2026-06-03
    days on market $650,000 Active 166 DOM
11. 2026-06-02
    days on market $650,000 Active 165 DOM
12. 2026-06-01
    days on market $650,000 Active 164 DOM
13. 2026-05-31
    days on market $650,000 Active 163 DOM
14. 2026-05-31
    days on market $650,000 Active 162 DOM
15. 2025-12-16
    listed $650,000 Active
16. 2025-12-16
    listed $650,000 Active 543-char remark
17. 2025-12-16
    listed $650,000
18. 2025-12-16
    listed $650,000 Active
19. 2015-08-20
    soldstatus Sold
20. 2015-07-21
    status Pending
21. 2015-06-08
    listed $375,000 Active
22. 2015-06-04
    listed $375,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $93,036
• − Mortgage interest: −$35,290
• − Property taxes: −$9,450
• − Insurance: −$8,268
• − Repairs & maintenance: −$7,443
• − Management: −$7,443
• − Depreciation: −$18,327
• Taxable income: $6,815
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $14,499/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its curb appeal and value. Paint exterior walls, landscaping, and replace siding to enhance its resale and rental potential.

Repairs flagged

• Moderate Siding — Weathered and in need of replacement
• Minor Landscaping — Overgrown lawn needs trimming

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Siding replacement — Significant improvement in appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and in need of replacement	Moderate	$3,000–15,000
Landscaping · Overgrown lawn needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Siding replacement — Significant improvement in appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+68.0% since first listed

10 events — show timeline

• 2026-06-17 Listed $630,000 GBRMLS
• 2026-06-17 Listed $630,000 AcadianaMLS
• 2025-12-16 Listed $650,000 AcadianaMLS
• 2025-12-16 Listed $650,000 GBRMLS
• 2025-12-16 Listed $650,000 GBRMLS
• 2025-12-16 Listed $650,000 AcadianaMLS
• 2015-08-20 Sold (MLS) — GBRMLS
• 2015-07-21 Pending — GBRMLS
• 2015-06-08 Listed $375,000 GBRMLS
• 2015-06-04 Listed $375,000 AcadianaMLS