43411 Shirley Cannon Rd · Prairieville, LA 70737

$160,000

2 bd · 2.0 ba · 857 sqft · Manufactured · 127 Days on market

Built 2017 0.50 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• 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

Step into your new beautifully maintained modular home on a shaded .50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

Key facts

• Covered front porch
• Shaded lot
• Large back porch

Tags

• COVERED FRONT PORCH
• LARGE BACK PORCH
• SHADED LOT
• QUIET DEAD END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.9% below list).
• Recommended offer: $118k (26.2% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 4.4% 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: Galvez Primary School (math 54% / reading 67%, grade B-, #62 of 646 statewide, top 10%, 842 students, 48% 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 (+3.3%/yr); 571 active listings in the ZIP; 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $160k implies a 581% 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 $118,011 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.10×
• Total profit: $-40,511
• Equity at exit: $23,857

10-year hold

• IRR: -22.6%
• Equity multiple: -0.17×
• Total profit: $-52,496
• Equity at exit: $13,834

Cash invested: $44,800 (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 70737

• Rents YoY: 3.3%
• Active inventory: 571
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-238

Break-even live

Break-even rent $1,726

Max offer price $118,011

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-192	+0% $-238	+5% $-283	+10% $-328
Rent	-10% $-350	-5% $-294	+0% $-238	+5% $-181	+10% $-125
Rate	-1.0pp $-157	-0.5pp $-197	base $-238	+0.5pp $-279	+1.0pp $-321

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $160,000 Pending 127 DOM
2. 2026-06-05
   days on market $160,000 Active 126 DOM
3. 2026-06-03
   days on market $160,000 Active 125 DOM
4. 2026-06-02
   days on market $160,000 Active 124 DOM
5. 2026-06-01
   days on market $160,000 Active 123 DOM
6. 2026-05-31
   days on market $160,000 Active 122 DOM
7. 2026-05-31
   days on market $160,000 Active 121 DOM
8. 2026-05-01
   price $160,000 238-char remark

   Show marketing remark (239 chars)

   Step into your new beautifully maintained modular home on a shaded . 50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

9. 2026-05-01
   price $160,000 239-char remark

   Show marketing remark (239 chars)

   Step into your new beautifully maintained modular home on a shaded . 50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

10. 2026-02-20
    price $170,000 238-char remark

    Show marketing remark (239 chars)

    Step into your new beautifully maintained modular home on a shaded . 50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

11. 2026-02-20
    price $170,000 239-char remark

    Show marketing remark (239 chars)

    Step into your new beautifully maintained modular home on a shaded . 50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

12. 2026-01-29
    listed $175,000 Active 238-char remark

    Show marketing remark (239 chars)

    Step into your new beautifully maintained modular home on a shaded . 50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

13. 2026-01-29
    listed $175,000 Active 239-char remark

    Show marketing remark (239 chars)

    Step into your new beautifully maintained modular home on a shaded . 50 acre lot. Only one owner and built in 2017. The home boast a covered front porch and large back porch. Located on a quiet dead end street. Schedule your showing today!

14. 2006-09-15
    soldstatus $23,500

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$501/yr (+$42/mo · 132.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone 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: $17,107
• − Mortgage interest: −$8,962
• − Property taxes: −$379
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,655
• Taxable loss: −$5,545
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $-1,521/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

+580.9% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $160,000 AcadianaMLS
• 2026-05-01 Price Changed $160,000 GBRMLS
• 2026-02-20 Price Changed $170,000 AcadianaMLS
• 2026-02-20 Price Changed $170,000 GBRMLS
• 2026-01-29 Listed $175,000 GBRMLS
• 2026-01-29 Listed $175,000 AcadianaMLS
• 2006-09-15 Sold (Public Records) $23,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $379 · -1.8% YoY. Source: county tax records.