1725 Prairie Road Cir · Centerville, LA 70522

$115,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 23 Days on market

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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Centerville School, + Centerville Water, ++ Dead End Street, +++Great area for that growing family, 3 Bedrooms, 2 Baths, manufactured home on 1/2 acre of land, with a whole home generator, included is a large propane tank for the generator, home is all electric, All Kitchen Appliances will remain, Move In Ready, Call today for your private showing!

Key facts

• Kitchen appliances
• All electric
• Whole home generator

Tags

• DEAD END STREET
• WHOLE HOME GENERATOR
• LARGE PROPANE TANK
• ALL ELECTRIC
• KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Open parking
• Utilities: Propane; Public sewer; Electric service by CLECO; On-site generator
• Home design: Manufactured home; Road frontage on a dead-end state road
• Construction: Vinyl siding; Frame construction; Metal roof
• Exterior features: Open porch; Outdoor lighting; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Walk-in closets; Formica counters; Lighting (exterior lighting noted under exterior); Generator (whole-home backup)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $115k implies a 642% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% 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. 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.
3. 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.
4. 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: 1.00% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.4%
• Equity multiple: 1.82×
• Total profit: $26,403
• Equity at exit: $51,709

10-year hold

• IRR: 16.1%
• Equity multiple: 3.37×
• Total profit: $76,334
• Equity at exit: $79,690

Cash invested: $32,200 (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 70522

• Active inventory: 5
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $198

Break-even live

Break-even rent $904

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $263	-5% $230	+0% $198	+5% $165	+10% $132
Rent	-10% $106	-5% $152	+0% $198	+5% $243	+10% $289
Rate	-1.0pp $255	-0.5pp $227	base $198	+0.5pp $168	+1.0pp $137

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,000 Active 23 DOM
2. 2026-06-18
   days on market $115,000 Active 21 DOM
3. 2026-06-17
   days on market $115,000 Active 20 DOM
4. 2026-06-16
   days on market $115,000 Active 19 DOM
5. 2026-06-15
   days on market $115,000 Active 18 DOM
6. 2026-06-13
   days on market $115,000 Active 16 DOM
7. 2026-06-12
   days on market $115,000 Active 15 DOM
8. 2026-06-09
   days on market $115,000 Active 12 DOM
9. 2026-06-08
   days on market $115,000 Active 11 DOM
10. 2026-06-07
    days on market $115,000 Active 10 DOM
11. 2026-06-07
    days on market $115,000 Active 9 DOM
12. 2026-06-04
    days on market $115,000 Active 6 DOM
13. 2026-06-02
    days on market $115,000 Active 5 DOM
14. 2026-06-01
    days on market $115,000 Active 4 DOM
15. 2026-05-31
    days on market $115,000 Active 3 DOM
16. 2026-05-31
    days on market $115,000 Active 2 DOM
17. 2026-05-28
    listed $115,000 Active
18. 2002-12-03
    soldstatus $15,500

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,855
• − Mortgage interest: −$6,442
• − Property taxes: −$763
• − Insurance: −$575
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,345
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,247/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Centerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 429

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (96%)
• Race & ethnicity: Black 96% White 4%
• Common ancestry: Lithuanian 4%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+641.9% since first listed

2 events — show timeline

• 2026-05-28 Listed $115,000 AcadianaMLS
• 2002-12-03 Sold (Public Records) $15,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $763 · +0.0% YoY. Source: county tax records.