14320 Tiggy Duplessis Rd · Prairieville, LA 70737

$150,000

3 bd · 2.0 ba · 1,181 sqft · Manufactured · 18 Days on market

Built 1995 9,147 sqft lot Est $146k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +6.4/15.0
• Schools +4.7/10.0
• 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

Welcome home to this 3-bedroom, 2-bathroom mobile home in Gonzales, offering an exceptional blend of comfort and affordability. Nestled in a quiet neighborhood, this property provides a peaceful retreat while keeping you conveniently close to top-rated Ascension Parish schools, shopping, and dining. The living space offers a bright, open-concept floor plan that connects the spacious living room to the dining area and kitchen, making it perfect for entertaining. The primary suite features a generous layout with a private en-suite bathroom for your personal relaxation. The two additional well-sized bedrooms and a second full bath provide plenty of room for family, guests, or a convenient home office. Step outside onto your own private lot. This easily maintained yard offers endless possibilities for gardening, hosting weekend barbecues, or simply enjoying tranquil evenings. Located in highly desirable Ascension Parish, you are just a short drive from Baton Rouge and all the conveniences of the Airline Highway corridor. This cozy and affordable home is a rare find in such a sought-after area. Whether you are an investor, first-time buyer or looking to downsize, it is ready for you to move in and make it your own!

Key facts

• Private lot
• Quiet neighborhood
• Top-rated schools

Tags

• QUIET NEIGHBORHOOD
• TOP-RATED SCHOOLS
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE EN-SUITE BATHROOM
• PRIVATE LOT
• EASILY MAINTAINED YARD

Property features AI

Exterior

• Parking: Carport
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Frontage approximately 61 feet
• Construction: Aluminum siding; Metal roof; Block and pier/pillar foundation; Built as a manufactured home
• Exterior features: Porch; Wood fencing; Shed(s); Level lot; Lot dimensions approximately 61 x 151 x 60 x 151

Interior

• Kitchen: Range, Oven, Dishwasher
• Flooring: Tile; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher; Fireplace (1); Washer hookup inside
• Laundry & utility: Inside laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (+3.3%/yr); 567 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 $1k 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 + 3.3% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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

• Climate carrying-cost: 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 $147,750 (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. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.19%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $146,444
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14195 Oak Meadow St	0.21mi	3/2.0	1,167 (-1%)	1mo	$129,900	$111	87
14454 Oak Meadow St	0.30mi	3/2.0	1,050 (-11%)	11mo	$129,900	$124	59

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $21,185
• Equity at exit: $22,365

10-year hold

• IRR: 21.7%
• Equity multiple: 2.87×
• Total profit: $78,423
• Equity at exit: $12,969

Cash invested: $42,000 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $707

Break-even live

Break-even rent $1,154

Max offer price $150,000

Occupancy floor 61%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15279 Oak Heritage Ave Prairieville, LA	1.0–3.0	1.0–2.5	1331	$2,243	$1.69	14d	7	1.29mi
38035 Post Office Rd Unit 4B Prairieville, LA	3.0	2.0	1430	$2,000	$1.40	43d	1	1.43mi
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	14d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $150,000 Active 18 DOM
2. 2026-06-17
   days on market $150,000 Active 17 DOM
3. 2026-06-16
   days on market $150,000 Active 16 DOM
4. 2026-06-15
   days on market $150,000 Active 15 DOM
5. 2026-06-14
   days on market $150,000 Active 13 DOM
6. 2026-06-10
   days on market $150,000 Active 10 DOM
7. 2026-06-09
   days on market $150,000 Active 9 DOM
8. 2026-06-08
   days on market $150,000 Active 8 DOM
9. 2026-06-07
   days on market $150,000 Active 7 DOM
10. 2026-06-05
    days on market $150,000 Active 4 DOM
11. 2026-06-03
    days on market $150,000 Active 3 DOM
12. 2026-06-02
    days on market $150,000 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $150,000 Active 1 DOM

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$73/yr (+$6/mo · 9.7%)

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,582
• − Mortgage interest: −$8,402
• − Property taxes: −$752
• − Insurance: −$750
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$4,364
• Taxable income: $6,381
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $6,947/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

+142.3% since first listed

8 events — show timeline

• 2026-05-31 Listed $150,000 GBRMLS
• 2026-05-31 Listed $150,000 AcadianaMLS
• 2020-06-19 Sold (Public Records) $140,000 Public Records
• 2009-07-06 Sold (Public Records) $46,500 Public Records
• 2006-04-27 Sold (Public Records) $63,000 Public Records
• 2000-11-10 Listed $54,000 AcadianaMLS
• 1998-08-04 Listed $61,900 AcadianaMLS
• 1998-08-04 Listed $61,900 GBRMLS

Property tax history

+6.9%/yr

Latest (2025): $752 · -1.5% YoY. Source: county tax records.