15230 Silver Oak Dr · Prairieville, LA 70769

$200,000

5 bd · 4.5 ba · 1,530 sqft · Manufactured · 124 Days on market

Built 1977 0.69 ac lot $131/sqft · 54% above area

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Welcome to this well-maintained 5 bedroom, 4 bath mobile home offering comfort, space and versatility. Sitting on a beautiful, shaded lot. Mature shade trees surround the property, providing a peaceful setting and plenty of outdoor enjoyment year round. The home features a functional layout with generous living areas, ideal for families or multi-generational living. Step outside to enjoy the covered outdoor space. Additional highlights include a storage shed for tools and equipment, a half bath, a chicken coop for those seeking a touch of country living, and a swing set, making this property appealing for families with children. The open yard offers room for play, pets, gardening, or future outdoor projects.

Key facts

• 0.69 acre lot
• 2 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 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 $6k 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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $76k; list at $200k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $129,900
• List price: $200,000
• Delta: 53.96%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $13,100
• Equity at exit: $29,821

10-year hold

• IRR: 15.7%
• Equity multiple: 2.30×
• Total profit: $73,055
• Equity at exit: $17,292

Cash invested: $56,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,402 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $698

Break-even live

Break-even rent $1,519

Max offer price $200,000

Occupancy floor 66%

Sensitivity live

Price	-10% $811	-5% $754	+0% $698	+5% $641	+10% $585
Rent	-10% $508	-5% $603	+0% $698	+5% $793	+10% $888
Rate	-1.0pp $799	-0.5pp $749	base $698	+0.5pp $646	+1.0pp $593

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $200,000 Active 124 DOM
2. 2026-06-17
   days on market $200,000 Active 123 DOM
3. 2026-06-16
   days on market $200,000 Active 122 DOM
4. 2026-06-15
   days on market $200,000 Active 121 DOM
5. 2026-06-14
   days on market $200,000 Active 119 DOM
6. 2026-06-10
   days on market $200,000 Active 116 DOM
7. 2026-06-09
   days on market $200,000 Active 115 DOM
8. 2026-06-08
   days on market $200,000 Active 114 DOM
9. 2026-06-07
   days on market $200,000 Active 113 DOM
10. 2026-06-05
    days on market $200,000 Active 110 DOM
11. 2026-06-03
    days on market $200,000 Active 109 DOM
12. 2026-06-02
    days on market $200,000 Active 108 DOM
13. 2026-06-01
    days on market $200,000 Active 107 DOM
14. 2026-05-31
    days on market $200,000 Active 106 DOM
15. 2026-05-31
    days on market $200,000 Active 105 DOM
16. 2026-02-09
    listed $200,000 Active 717-char remark

    Show marketing remark (716 chars)

    Welcome to this well-maintained 5 bedroom, 4 bath mobile home offering comfort, space and versatility. Sitting on a beautiful, shaded lot. Mature shade trees surround the property, providing a peaceful setting and plenty of outdoor enjoyment year round. The home features a functional layout with generous living areas, ideal for families or multi-generational living.Step outside to enjoy the covered outdoor space. Additional highlights include a storage shed for tools and equipment, a half bath, a chicken coop for those seeking a touch of country living, and a swing set, making this property appealing for families with children. The open yard offers room for play, pets, gardening, or future outdoor projects.

17. 2026-02-09
    listed $200,000 Active 716-char remark

    Show marketing remark (716 chars)

    Welcome to this well-maintained 5 bedroom, 4 bath mobile home offering comfort, space and versatility. Sitting on a beautiful, shaded lot. Mature shade trees surround the property, providing a peaceful setting and plenty of outdoor enjoyment year round. The home features a functional layout with generous living areas, ideal for families or multi-generational living.Step outside to enjoy the covered outdoor space. Additional highlights include a storage shed for tools and equipment, a half bath, a chicken coop for those seeking a touch of country living, and a swing set, making this property appealing for families with children. The open yard offers room for play, pets, gardening, or future outdoor projects.

18. 2019-03-15
    soldstatus $76,000
19. 2006-05-12
    soldstatus $10,000
20. 2004-11-22
    listed $44,000
21. 2004-11-22
    listed $44,000
22. 2001-08-06
    listed $39,900
23. 2000-09-29
    listed $44,900
24. 2000-03-09
    listed $47,500
25. 2000-01-10
    listed $49,500

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$284/yr (+$24/mo · 34.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $28,830
• − Mortgage interest: −$11,203
• − Property taxes: −$816
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − Depreciation: −$5,818
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $7,082/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

+304.0% since first listed

10 events — show timeline

• 2026-02-09 Listed $200,000 GBRMLS
• 2026-02-09 Listed $200,000 AcadianaMLS
• 2019-03-15 Sold (Public Records) $76,000 Public Records
• 2006-05-12 Sold (Public Records) $10,000 Public Records
• 2004-11-22 Listed $44,000 AcadianaMLS
• 2004-11-22 Listed $44,000 GBRMLS
• 2001-08-06 Listed $39,900 AcadianaMLS
• 2000-09-29 Listed $44,900 AcadianaMLS
• 2000-03-09 Listed $47,500 AcadianaMLS
• 2000-01-10 Listed $49,500 AcadianaMLS

Property tax history

+10.0%/yr

Latest (2025): $816 · -1.5% YoY. Source: county tax records.